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Home My WebLink AboutLand Use Case.HP.520 Walnut St.HPC2-95- I- -1:_~rL ,\ - E HPC2-95 2737-073-00-025 -1-4 - 520 Walnut Conceptual Devt OM.7- j 1- h /15 1 1 ....1 - .0 - MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Julie Ann Woods, Interim Community Development Director ~;2~/J FROM: Amy Guthrie, Historic Preservation Officer RE: 520 Walnut Street- amendment to final DATE: October 14,1998 SUMMARY: The owner, Gretchen Greenwood, received HPC final approval for her new house at 520 Walnut Street last winter. (Previously a historic miner's cottage on the property was renovated into an architectural studio.) The project was recently submitted for building permit and includes changes from the approved design, particularly at the entry area into the new house and windows. Materials have remained the same, but in some cases are applied in different locations. Staff has "bubbled out" areas of change on the proposed drawings. No monitors were assigned to the property, so it is being referred to the full committee for approval. Monitors should be assigned for the completion ofthe project. Gretchen Greenwood will attend the meeting. PUBUC NOTICE RE: 520 WALNUT STREET CONCEPTUAL HISÂ· TORIE REVIEW NOTICE IS HEREBY GIVEN that a public hear- .Ing will be held on Wednesday, February 8, F 1995, at a meeting to begin at 5:00 pm before j ' the Aspen Historic Preservation Committee in 1 the second noor meeting room, City Hall, 130 S. 4 Gatena Street, Aspen, Colorado, to consider an 1 f application submitted by Gretchen Greenwood q & Michael Ortiz requesting to demolish a non- historic structure and construct a new rest- dence in its place, and to relocate the historic structure on the property approximately 10 feet to the west and to repair and rehabilitate it. The property is located at 520 Walnut Street; Lot 8 and the north 1/2 of Lot 9, Block 3, Williams Addition of the City of Aspen. For tur- ther information, contact Amy Amidon at the Aspen/ Pitkin Planning Office, 130 S. Galena St., Aspen, CO. 920-5096. s/Joseph Krabacher, Chairman f ~ Aspen Historic Preservation Committee i ~ Published in the Aspen Times on Jao. 20, 1995. ~ . 0 MEMORANDUM To: Aspen Historic Preservation Commission Thru: Stan Clauson, Community Development Director EN . Julie Ann Woods, Deputy Planning Director From: Amy Guthrie, Historic Preservation Officer Re: 520 Walnut Street- Final I)ate: February 25,1998 SUMMARY: On March 22, 1995, HPC granted Conceptual Development approval for this property, a designated historic landmark, including approval to remodel the historic miner' s cabin into a home office, and to demolish and replace the existing non-historic house on the site with a new home which would be completely freestanding from the historic resource. The remodel of the miner's cabin was completed and won an honor award from HPC in 1996. No further work on the cabin is proposed at this time. The new house however has not been built and the conceptual approval has been extended twice while the applicant prepared the final design. Staff has attached the review packets of February 8 and March 22, 1995 to familiarize the commission with the project. These packets are labeled as Exhibit B. This property is zoned R-6, like the majority of the West End, but has larger setback requirements because the neighborhood was located in the County until it was annexed into the City in the 1970's. Additionally, the lots are oriented east-west, rather than north-south like the historic townsite, so protecting solar access was a consideration in establishing the sideyard setbacks. When the project was initially reviewed on February 8, the HPC liked the design but were not willing to approve a requested sideyard setback variance, partly because of opposition from neighbors. The applicant came back with a design which met setback requirements, but HPC found the design less compatible with the historic cabin. The applicant received conceptual approval to move forward with the design with the understanding that the design should be more similar to the February 8 proposal, and no sideyard setback variances were granted. The applicant has provided a final design which Staff finds meets the review criteria. Staff recommends approval without conditions. Please note that this project is exempt from Ordinance #30, because it was designed prior to adoption of the design guidelines. At conceptual, it was found to meet the "Neighborhood Character Guidelines" which were in effect at the time. No further discussion is necessary in regard to those guidelines. .. APPLICANT: Gretchen Greenwood and Michael Ortiz, owners. LOCATION: 520 Walnut Street, Lot 8 and the north half of Lot 9, Block 3, William's Addition to the City of Aspen. PROJECT SUM1VIARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark... Response: The proposed new residence is to replace an existing house which has not been identified as having historic significance. The new house will be 2,854 sq.ft. The miner's cabin is 281 sq.ft. The property is 45 feet wide by 120 feet deep. With 10 foot sideyard setbacks required, the potential building footprint is rather limited, which forced the house to be narrower and longer than might otherwise be desired. Staff finds that the architect has made a good effort to break the new residence down into the appearance of a group of smaller masses through varied roof forms, changes in materials, connections to the form of the historic structure, and second floor deck spaces. Rooflines have also been kept low, particularly close to the historic cabin and along the alley. (Please note that Race Street, which is to the rear of the site functions as an alley.) It appears that an Accessory Dwelling Unit is not being proposed, therefore the applicant will have to mitigate for affordable housing with a cash-in-lieu payment, to be determined by the Zoning Officer. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The restoration of the miner's cabin has had a positive effect on the character of the Walnut Street neighborhood, which has just one other miner's cottage to represent the previous nature of housing in this area. Staff finds that the new house is consistent with the existing neighborhood and new development that is taking place in the area. 0 0 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The owner has already completed a successful rehabilitation of the historic cabin. The new house does not detract from the significance of that cabin. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The architectural integrity of the historic cabin has been enhanced by preserving the structure and original materials. The new house also protects the cabin's integrity by being completely detached from it. ALTERNATIVES: HPC may consider any ofthe following alternatives: 1) Final approval as proposed, finding that the Development Review Standards have been met. 2) Final approval with conditions, to be met prior to building permit. 3) Table action, allowing the applicant time to revise the proposal to meet the Development Review Standards. 4) Deny Final approval, finding that the Development Review Standards have not been met. RECOMMENDATION: Staff recommends approval without conditions. RECOMMENDED MOTION: "I move to grant final development approval for 520 Walnut Street as proposed." Exhibits: A. Application for final approval. B. Applications for conceptual approval, dated February 8 and March 22, 1995. m~1~Â·Â· -1Â·; & --. Â· f Â¢IkÂ£Â£N_HIErOr~~E SERVATION COMMISSR,M MINUTES OF fb".-4,Â· L I -- -. -fiNÂ·2*WA:18*..4-'titaVNE FEBRUARY 25. 1998 9 ... 0-1 ~ f~~01Â·Mi~gribn Suzannah Reid called the meeting to order at 5:06 p.m. with 3%:-i<t41;SP.fifisch, Melanie Roschko, Susan Dodington, and Heidi Friedland Mfl.brAGâ‚¬ Excused were Gilbert Sanchez, Roger Moyer and Jeffrey Hal ferty. . 2,!I-4Â¥%0-: / W.- t'/:k. Â·Â·â‚¬Â¢Â·. 3/532192kf Â· 4496*IÂ·,4*te,14>1&- COMMISSIONER COMMENTS .ir*$172?11 ....SAV~~r,4/'~~~5.. 35:Melanie inquired about the certification process for contractors and Amy Isihted thatthe Building Dept. is going forward with a code amendment -requiring contractor certification. Anyone who will be working on an historic building will have to go through a certification. Heidi mentioned Mona Frost's house and its deterioration. Amy stated that the city has a policy of demolition by neglect and she will look into the situation. 930 KING STREET - CONCEPTUAL Suzannah opened the public hearing. No comments from the public. MOTION: Mary moved to continue the public hearing and conceptual approve, lot split for 930 King Street until March 11, 1998; second by Melanie. All in favor, motion carried 5-0. 520 WALNUT STREET - FINAL Amy relayed that the project was a two part project and phase one was the restoration ofthe cabin which is now Gretchen Greenwood's home office and phase two is the demolition of the existing house and replacing that building. The property is a designated historic landmark. Conceptual was granted in 1995 and extended twice and the application is for final approval. The property is somewhat unique, narrow and long and is zoned R-6 and has a larger side yard setback requirement. The neighborhood would not grant a side yard variance. Staff feels the applicant has done a very good job in breaking the building down in small components. Materials have been used effectively. 1 . #EMBA)*AMA tt.ASPEKILISTORTe'MtESERVATION COMMISSICM MINUTES OF 2.-ph,Â·6bfu,644* 1 FEBRUARY 25. 1998 i-w......417/1./.6 ./:I.L..1 ..atlh..d'.1 -tÂ·#.5.-Â·90 : kiNX?<..:-4.ji5*481 id;Wchen Greenwood, architect stated basically the building is 24 x 86 ff-tbroken up). There aretenfoot setbacks in the neighborhood and the lots 33*ziba;t to west. The gables have been changed since conceptual and the *tbutiding has been simplified. Three quarters o f the way up is a lap siding *kinted maroon red with black clad windows. A crown molding detail will go horizontally with white vertical siding above that. A black asphalt roof is proposed. Two cottonwood trees will be coming down. Three trees will be relocated and additional ones planted. Amy encouraged the applicant to not put the conifers in front of the miners cabin because they get so big and you can't see the little miners cottage anymore. Gretchen agreed and her plan is to have a flower garden all around the miners cottage. MOTION: Melanie moved to grantfinal development for 520 Walnut Street as proposed; second by Susan. All in favor, motion carried 5-0. WORKSESSIONS - NO MINUTES 930 KING STREET 702 W. MAIN STREET 135 W. HOPKINS 2 i..-L .. THE GREENWOOD RESIDENCE 520 WALNUT STREET ASPEN, COLORADO 81611 ATTACHMENT 5 SPECIFIC SUBMISSION REQUIREMENTS: FINAL REVIEW 1. An accurate representation of all major building materials, such as samples and photographs, to be used for the proposed development are as follows and will be presented at the final meeting. 1. lx4 horizontal wood lap siding 2. lx4 vertical wood V-groove siding 3. 34"x 8" Sandstone tile 4. Asphalt shingles 5. Galvanized Metal roof panels 6. Red Sandstone Flagstone 7. Black Clad windows 8. Rough sawn beams and columns 9. lx8 carved wood molding as the fascia detail 2. Finalized drawings of the proposal at 91" = 1'-0" scale are attached to this application. .. 3. A statement of the effect of the details of the proposed development on the original design of the historic structure and character of the neighborhood is as follows: The proposed development is detached from the Victorian Miner's Cabin. The East Side of the building has been changed since the Conceptual review, in order to reduce the size and mass of the new building next to the Victorian cabin. Instead of the office, the area is an exterior deck. This change has less impact on the old structure and is more appropriate for the historic preservation of the old cabin. The proposed development is consistent with the character of the neighborhood. The character of the neighborhood is changing to larger duplex and single family homes, including large apartment and condominium developments. The north bordering property is a potential large site for development. The property to the south is slated for a large single family home and the new property to the south of that property is a duplex development. The property to the east is a duplex development. The development that is being proposed here, restores the miner's cabin and to use these design parameters of the old building for the new structure, thus further enhancing the importance of the miner's cabin, and establishing a neighborhood character. 4. A statement of how the final development plan conforms to the representations made during the conceptual review and responds to any conditions placed thereon is attached. Changes to the building since conceptual approval: 1. Two South facing gables running north and south have been eliminated to one single ridge, running east and west. During conceptual development it was stated by the then chairman Donnelley Erdman, that I had the ability to change the gables, since it did not impact the Victorian structure. The change in the gables is due to the future development of the south property. 2. An exterior deck has been added to the East Side of the building in place of the proposed office that was on the original plan. This change is due reducing the amount of mass and building next to the old miner's cabin. .. 3. The office space for my husband has been added over the garage. Which includes an exterior deck to the south of the building. This change is due to the addition of the East Side deck that reduces the impact of the new construction on the miner's deck. 4. A 4 foot by 12 foot recessed space has been created to the north of the building as shown on the plans. This new recess in the building is an element that the HPC would have liked to see for the conceptual approval. Through more design process on the building, I was able to include the recess, and break up the building on the north side. 5. The exterior stairs at the garage have been included inside the garage. 0 0 MEMORANDUM TO: Aspen Historic Preservation Commission THRU: Stan Clauson, Community Development Director 1314. Julie Ann Woods, Deputy Planning Director FROM: Amy Guthrie, Historic Preservation Officer RE: "Historic District and Historic Landmark Development Guidelines, ". Worksession DATE: February 25, 1998 Attached is a copy of the design guidelines which were developed for HPC in the late 1980's and updated slightly in 1995. These guidelines are provided to applicants to help guide them in understanding HPC's historic preservation policies. While most commissions rely heavily on their guidelines, and cite criteria from them as part of their reviews, we have never applied them so strictly. Please read through the guidelines. There are many things about the booklet's style and readability that could be improved. We should also discuss whether or not it accurately reflects the position HPC would like to have conveyed to someone who is contemplating a change to a historic structure or an infill project. They are an important way to be clear about our expectations before someone invests in a design proposal. Restructuring of the guidelines may be something we should take up as part of our new worksessions. . / 1 '' I . I - e 01. WALNUT STREET 90 0 . 9 q Ef Ry - 0 22.5 22.5 0-4 1 . 95 0 0 - 0 . CO 9 ~ 096 97 ..f 0 C e -P -P 11 40 lo 811111111 n ./ V W 10 ALLEY BLOCK 3 20' .' 05,1 M i *grOO The Ortiz Residence ;lif 1 1 - v ' ri 114 520 Walnut Street 1 9 , 11'F 88% 2 Aspen, Colorado ... - - A,Il 01~Â©SE 12 6 9e 9184 0 91 . S .. 0Â® 0 Â®Â® 1/-4 Â¢-,r tr -7Â¥ Â¢ 1-:t r y r y-r 0-f ,-r F 0- 19 - 4 4 4 . i / 4 44 . 4 0 9 - 9 ..1 ~1 1 r.-- 4 0 A; w 7-lf L ' ?9 Â¥ p 1 17 . ...2 . ..2, 14 Â¢-r ir ,-r i 100- I r 1 4 5 ~. 9 ~ mirs 3:- 1- 4 r 9q 447 10 01Â® 4 Â®tz 4 0 0 4 - 1' 1 4 6-. 4 : 4 4 1 431 Â® -- 4 1 9 % -. i -*;-*.Il 9 30 5'-7 r \ 7 9 K i \\ 4.--' ..1 7 5 14 liz 1 i F --. 6,- 6 9 Â® .-4, r 194 3-r 9 -lf Â® Â® 4 0 0 ilii, 11 The Ortiz Residence fli|:R 1 1 0 ju 1 520 Wahnlt Street 4 00 88% Â¥ Aspen, Colorado * ~ ~~'~ 0=0 89= 91= =A -=D NVId 800-13 13 31 13(~ .â€¢-5 A-1,1-,U-.W-U-J-1."-1.â€¢ Jo-. Al 7/-4 Gretchen . I . 4 Â® @ Â®Â® 0.-* 3-t F-1. 7-r r-4 r-R S-Y T-SY Mr Â¥ -1 - r - r-(=) 004 i. ca 9 - -1 4-/ 4 \ 4 \1 4 Â® 0 - Grill .1. 17 7---L . 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S-7/ 74 4.-< 3-4 4'-4 3-4 4.-4. 7-y . 4,-or 7-/ 7-6Â¥ ,Â·-toe 7-4 - 2-31. 131-( G. 00 6'-W 15Â·-0- 00-0. 86'-0 WÂ® 04 Â®Â® 4 4 =A Le =D SCALE: 1/,-1'-0 ~UPPER LEVEL FLOOR PLAN SCALE: 1/4~ = 1'-0 J[m DATE EmED 12/1 DIAWN BY: ME[Im BY: A- 110 %88 .. el IA =B -~ c =D T Â® Â® Â® 33 91 IT-0. e 0. 17-0 15'-9- .-1 Gretchen Greenwood & A-C-, k A."60~01'de"1011 mo W-* 8-t LIEOFWAL I[100 LIE'.,Ilow *'klow 0 0,0~ F. 9704.7490 A R/99/ ~I/lew[ T 8/0 mo~ .0.....Â£ Â® ...4 . "00,%1* 1 ~mol 0,ocr.19*1% fer ,lmvil "'US 1 - 1 *1 1, c...ID ..... i w mo, ./0 .101 6 / 2 ./ 10-E .ir Aâ€žwT glers All,141 9/1</3 5/12 "101 'r .....8,42 1 4 7 . 8/0,1,01 â€¢ A-0119-OUS me.V,= N ~~ b - tÂ® - 801 R- Oal#110 I I ROOF //"/ ~ i mOF SUM 0 0/2,1101 - * B~/lal b 6 A..7 2.13 1 Â® k lor Ull Irl= UE U WilÂ«low -I ROOF 0.Â»WIG WN... 44 , r .4 5-y 7-1. 174 . q Â¢ . 1.-tr 6.-r 64 6 1 @ Â® Â® Â® Â® Â® =A =B ==C =D SCAUk 1/4.1%0 a DiQI WI'm ~ROOF PLAN C.A. 1 aG SCILE: 1/4.-1'-0 ... 00 A-10 â€¢-4 .. A B C D I â€¢-:ZZ= TOP O. -= =* 1 ." -U= M'Clmol 8/,2 moof mol Y Tor OF MAn U. 1 17 .1 4 2** F.90/ ./OAED IX I /000 'OLD.16 (I I. (21 01//) 1/4- 10-= 1 X.,6-0,110Â® 1."Â® ...1.0-(1101,10.) Greenwood - Â® Gretchen *2*8 1.1[5 & A-com- ht 00 W-* Street AIA Color- 01011 97"28.4802 Fh 9704254leo ~|31~ D.L.....0 Â® BB - a . 3 EL -0 REAST ELEVATION 0 ~ ~ 1 2 , 4 0 1 7 0 TOP OF =GE =All - - TOr OF mOGI = m- 126' 4-16/10 - - - EL tel' 4-8/16- -- - 1.,ACC-,GA,[DRISIED(--Â®)....ts - M ..Er ON W R.OW - - * 2 XQ~Flt*SM *1[DROOF *FIATIoISINON 0, EL m. 4-8 1. A -- - - k - m. 1.0/ 0-//1.. 1 4 24,2/'"**/A::4:i,/â€¢ - 5/r Fl-Dal niEDP . R-1 BATT *SUA & 117' 6-1/4. - MATE O IATH 16 11 0-1 4 TOP OF PUTE EL 118 6-1 4 MI Â® b, 1*40 -0-0 Â® 0 Â® Â® 1140 I. 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Colorado 81611 970925-4802 *To. 0/ PUTE Amp OF PLATE FEI. 1 17 5-1/4~ 4'n. 117 6-1/4- ' 570000- - F# Fix 970-925-7490 OPEN %*OVE TO trVING ROOM 0=-ZOM t' b : 4'Xy&/AD -- 1 11 1.- rOP OF PLYÂ¥OOD rEL 108'-0 - *UPPER UVEL EL 100' w - 7 80# . 202 HAU 210 *=6=*OM - *-- ~~ MADI LEVn 0 5'f3â€¢OOD _ â€¢ 1_1 â€¢ u--- u FAMILY RorÂ», t 106 t[ TE~3Â¢EPRETE fun Â¢40~ M. OL- C]o 0[1 LJo SCAU& 1/4'-1 -0 ~BUILDING SECTION A-A SOLE: 1/4' â€¢ r-0 Sc,LE: 1/40â€¢ 1'-0 ~BUILDING SECTION B-B *m DATE E18 12/1 DRAWN F: CE-Br A-14 loans 'nuium OpeJO]O) 11 %88 .. 0Â® C Of Â®Â® Â® Â®Â® Gretchen Greenwood & Amoolate. inc 1 TOP OF RIDGE BEA)1 520 Wahst Street V EL 126Â· 4-16/10 Asp- 0010â„¢10 81611 97OÂ·925-4502 Fk 97M25-7490 T tr &Â·55Zt'~p k * TOP 0, MATE . X m. 120. 0-6/8- ~r.,4 1 8 -p A TOP O, PLATE / Â» ITOP O, MATE V EL 117 6-1/4. V 4'21. 117 6-1/4~ I = - 21 tr , -4 - X ~ MAE'V=r MAST. EUM 206 GARAGE 200 k + F;f&â€¢009 + r#Wk.00. 1 , EL 98'-4- STAIRS TO acnenâ‚¬Al k STORAGE GUEMT BEDROOM 104 00 *wzw*Rm :Â·11 .~JIJI, T EL 87 -4 or IT-- -1 -JO 1 EL 87 -4 1 -1---T -1 SCALE: 1/<.1-0 DATE Imm 12/1 DRAWN B~ MECIED BY: ~BUILDING SECTION C-C ~BUILDING SECTION D-D .Vme SOLE: 1/40 -1Â·-0 SCALE: 1/t- r-0 A-15 OpEJOIOJ Â¥88 .. 1~ GRETCHEN GREENWOOD & ASSOCIATES, INC. , ~4 ARCHITECTUREÂ·INTERIOR DESIGNÂ·PLANNING February 12, 1998 Amy Gunther Historic Preservation Officer City of Aspen Dear Amy: I am submitting the Final Development Application for my residence at 520 Walnut Street. Included here are the following: 1. 12 copies in 11 x 17 fonnat of the Site plan, Floor Plans, Roof Plan, Building Elevations and Building Sections 2. 3 Copies of the entire Construction Documents, including all of the above in a 91" = 1'-0" format as well as structural engineering plans. 3. Building Materials will be presented at the meeting. I did not fill out Attachment 1,2 and 3 as the information has not changed. Please let me know if there is any other information I should get to you. Sincerely yours, 9Â«9Â«52 V GretchenGreen<ood 520 WALNUT STREET Â· ASPEN,COLORADO 81611 â€¢ TEL; 970/925-4502 â€¢ FAX: 970/925-7490 .. THE GREENWOOD RESIDENCE 520 WALNUT STREET ASPEN, COLORADO 81611 ATTACHMENT 5 SPECIFIC SUBMISSION REQUIREMENTS: FINAL REVIEW 1. An accurate representation of all major building materials, such as samples and photographs, to be used for the proposed development are as follows and will be presented at the final meeting. 1. lx4 horizontal wood lap siding 2. lx4 vertical wood V-groove siding 3. 34 " x 8" Sandstone tile 4. Asphalt shingles 5. Galvanized Metal roof panels 6. Red Sandstone Flagstone 7. Black Clad windows 8. Rough sawn beams and columns 9. lx8 carved wood molding as the fascia detail 2. Finalized drawings of the proposal at W, = 1'-0" scale are attached to this application. .. 3. A statement of the effect of the details of the proposed development on the original design of the historic structure and character of the neighborhood is as follows: The proposed development is detached from the Victorian Miner's Cabin. The East Side of the building has been changed since the Conceptual review, in order to reduce the size and mass of the new building next to the Victorian cabin. Instead of the office, the area is an exterior deck. This change has less impact on the old structure and is more appropriate for the historic preservation of the old cabin. The proposed development is consistent with the character of the neighborhood. The character of the neighborhood is changing to larger duplex and single family homes, including large apartment and condominium developments. The north bordering property is a potential large site for development. The property to the south is slated for a large single family home and the new property to the south of that property is a duplex development. The property to the east is a duplex development. The development that is being proposed here, restores the miner's cabin and to use these design parameters of the old building for the new structure, thus further enhancing the importance of the miner's cabin, and establishing a neighborhood character. 4. A statement of how the final development plan conforms to the representations made during the conceptual review and responds to any conditions placed thereon is attached. Changes to the building since conceptual approval: 1. Two South facing gables running north and south have been eliminated to one single ridge, running east and west. During conceptual development it was stated by the then chairman Donnelley Erdman, that I had the ability to change the gables, since it did not impact the Victorian structure. The change in the gables is due to the future development of the south property. 2. An exterior deck has been added to the East Side of the building in place of the proposed office that was on the original plan. This change is due reducing the amount of mass and building next to the old miner's cabin. .. 3. The office space for my husband has been added over the garage. Which includes an exterior deck to the south of the building. This change is due to the addition of the East Side deck that reduces the impact of the new construction on the miner's deck. 4. A 4 foot by 12 foot recessed space has been created to the north of the building as shown on the plans. This new recess in the building is an element that the HPC would have liked to see for the conceptual approval. Through more design process on the building, I was able to include the recess, and break up the building on the north side. 5. The exterior stairs at the garage have been included inside the garage. .. 4 , I < I . Q 3. WALNU i STREET 90 0 9 1 4 Ry - .0 4-le 0 22.5 P- - 1% 0 22.5 0-4 95 0 0 - O . CO 0 0% - --0--*Ii 97 1- -- C C -9 -P 1% 4) k> 111111118 I. W 40 ALLEY BLOCK 3 20' ./ . 0:09 lili' E The Ortiz Residence tgR 1 520 Walnut Street .tV 9 5 Aspe,1 Colorado i -1 '10 88% 2 6 De 9184 0 9~ .... G ==A =IB =IC .=,D Â® Â® m Â® 0 (3 + Gretchen 44'-f Greenwood f .40 21-0. 1 1-2, & Allocill* lia 80 43 5-60 Ky-KI' 5f .1 f r 01: 81.-r 31Â» 6'-0. 8' r 520 Wihi Street A/4 0010,-0 81611 970./28.4002 Fix 970Â·9247400 . b + Z p Â¥ : .m[U Â»~ 1\ tr ~/ h & F 5 1 4. i 2 3 l. r - 7 21 5 L -'-31' 4. Â® \, Â® \ I ~OPI CONC*TOOR/1 /OFE 0010/ 131-1 T-Â¥ i --r CIES'POM ~.k~ 990%.* .,/Â£40"Maiall-- I |t #-04' f jit tÂ® ,-e I If-Â¢ - k NE col- 6 , lkÂ®. nÂ«fi ~ m 4 6--1 N c Â© * 91 ~54 721< L y,4 1 ' t 0 -_-_.~x -r.- P. 4 16 , ,> t.- 3,< 1 - 10' & 1.. . ' en / h 14 Â¥Â® . - 1-L- 11 7-6, . 3-0 1.-Ir 1 9 -4 N g , 31' , 9-4 51' <-r 51; 4'-er , % 6Â·-0- r-el'-(1'-91'-â€¢T*1'-er-Â©41'-0'-~ -MY-M'-M'-rl'-0' 5'-40 8Â· Ir-1 IT-. TY-Â¢ 1,-0 :7 4 86'-00 4 00 00 SCALE. 1/4%â€¢1'-0 4 =A .B =IC AD a DAI: m wt CRANi a=-n ~LOWER LEVEL FLOOR PLAN SCRE: 1/4'â€¢ M A-8 ut Street %88 . , 1 @ Â®r 1.. 12.-21' lr-lt 3-r , br r-r r.-Df ,-C T-4 3-1 3-51Â· 2'-510 r-,r 1 1 44.11 q \ 4 A. 4 Â® Â® -0 41 4[ M 4 93=7\& ap . q 97 '' I -1 .. . \, Â®74 1Â® 7 . 00 1 9 e- .-il. ..1 R t> 4 41Â® 4 , 8 U CD 0 1- LA e . r . M 1 4 0. v 64 1 -.- .0 4.4 1 7 4, 4 ' I. 4 , la; 4 1Â®4 ? 7 /1/- . 4 9 4 4 t @ s-f 31 6, sr Â®7-4 ==7Â® I ,-Ir i 4 Â® 14 IE W W * 400 Â® 4%â€ž 4Â»-94><12 94 , q 4 fÂ®,Â®T -Ii 1. .4 11 1,%99 . 0 q Â® 1- /// /131Â® : U 0 CJ Â® -0 F 1 -- e. 04 t.'f .4 r-1 L 5-r I q W-Â¢ V-Ef 0 Â® . 11!i' i The Ortiz Residence (111:99 Im"; kilt g R 520 Walnut street CD 1 5 Aspen, Colorado lifirti 88% 2 *-01 Ilnma * El= Vg 14 1, r Tet,â‚¬:tyvir, 1-3* 3.4 WA 0-9..FA mo NÂ¥ld 80013 1]A31 NIVM r-â€¢ * 74 1 <-Â¢ R'.00.r .... DA -~ B -~c -~ [) 11 0 0 0 0 0 0 + 186'-0' 30'-0' 12'0' 17.-0. . 6'-00 15'-0. 6'-0 9 54 13'-f 5Â¥ . 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Â®Â® Â®Â®Â® Â®Â® 0 Â®Â® 1 Top OF RUDGE BLAM 4 Top OF RUDGE UAM + Eli- 126 4-16/16- 9 IL 126Â· 4-16/16- Gretchen Greenwood tw,or'.=11,0, 4 &*240= k 520 Walnut Street Asplo. Colorado 81611 3 ' I.1- 970-925-4502 F= 970925-7490 +Jor OF PLATE + YEL 117 6- 1/4~ ATOP O/ PLATE VEL. 1/7 6-1/4~ - OPEN 'BOVE TO 1.rm,G ROOM 0-=.0011 5 N i m . 3 UPPER LEVEL UPPM LEVa a i -Ill- 1 11 1.-i -*E~JIia- __ 8*&, -- a m f 202 HAUL 210 ==",D"OOM . MA% LEVEL 1-Â¥#r 0~~OOD 1 . * EL 97'-6- - ' VAams RON, 106 01?5Rm 1111 4 4%~i~F Fla 06 00 f IL 87 -4 O[1 LJo 4 SCA16 1/4%-1'-0 ~BUILDING SECDON A-A ~BUILDING SECTION B-B SCALE: 1/4' â€¢ r--0 SCALE: 1/4'â€¢ 1'-0 a DATE EN 12/1 mAINSE a==Br A-14 %88 .... Â®Â®9Â®, 00Â®Â®Â® Gretchen Greenwood & A-Oomtee, inc. i TOP OF RIDGE BEAM 520 Wal-t Street Y EL 126' 4-16/18- Aip- Colorado 81611 970925-4502 F=970â‚¬25-7490 r 14441 ~ TOP O/ PUTE t:. , Â¢ir t:Â·5'mup. 51- 120' 0-6/8- 8 E 72 th TOP Of MATE ,+TOP OF MATE El- 117 6-1/4- 6, FIL 117 5-1/4- = a .2 d Y GUEST ~ROON 23,9~ wÂ«r 2%31 Â¢,REE'con --- I 6 ~ MAST~7anMM MA~Z~~li GARAGE 16 200 9 ' I. GARAGE * TOP OF PLYâ€¢OOD * 0.97'- 6 3 0 -- STAIRS TO 5%= 1 104 O0 10,17 LEVm Jo (-1----T-1 SCALE: 1/461'-0 Â¢1:~ .An a DATE ima 12,1 DIAINBY: ~BUILDING SECTION C-C ~BUILDING SECTION D-D RE49]18 CIECIEDBY: SOLE: 1/4'â€¢1'-0 SCALE: 1/4' - r--0 A-15 30 %88 9 0 MEMORANDUM TO: Aspen Historic Preservation Commission -7/ THRU: Stan Clauson, Community Development Directorâ‚¬Pj FROM: Amy Amidon, Historic Preservation Officer RE: 520 Walnut Street- Extension of conceptual approval DATE: March 13,1996 SUMMARY: This project received conceptual development approval on March 22, 1995. Section 26.72.010 (F)(3)(c) provides that an application for final development review shall be filed within one year of the date of approval of a conceptual development plan. Unless HPC grants an extension, failure to file the final development application shall make the approval null and void. At this time the applicant, Gretchen Greenwood and Michael Ortiz, request HPC approval for a one-year extension of conceptual approval, to allow more time for study of the final design. The conceptual review packet is attached for your review. (The design presented on March 22 was ultimately rejected in favor of the initial proposal, represented in the attached drawings.) RECOMMENDATION: Staff recommends conceptual development approval for 520 Walnut Street be extended until March 22,1997. RECOMMENDED MOTION: "1 move to extend conceptual approval for 520 Walnut Street to March 22, 1997." 3-06-1996 3:56AM FROM GRETNEN GREENWOOD 970 925 7490 P. 1 .. 1\ A GROCHEN GREENWOOD & ASSOOATES /NE /r~ 1111 ARCHITECTUREÂ·INTERIOR DESIGN â€¢PLANNING March 6,1996 Ms. Amy Amidon Historic Preservation Offcer Community Development Department 130 South Galena Street Aspen, Colorado 81611 Dear Amy: I am requesting an extension from the Historic Preservation commission for the Conceptual Approval for 520 Walnut Street. I anticipate applying for the Final Review sometime this summer. Thank you for your help. Sincerely, Michael Orfiz and Gretchen 6{â‚¬enwood 520 WALNUT STARFT â€¢ ASPEN,COLORADO 81811 â€¢ TEL. 970;925-4502 â€¢FAX. 974.7925-7490 -1- //6 FF'Ke< 1 M"' 1,0 210*10 N oF H ell'*Â·,~ - . . I NOFT- H , - F'ra,Pry 1.INâ€¢- I 2* Le, ~ 4 - . li -& M .. .. /1 &/ \ i FFI~00/Â·rbi . 1 l ,fr--6 ) I'v ir,wgif N ... 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Â· 1 1 6 i 1 I iII: I - - .----- ~g--li~ - -- == -- - H BÂ«r 0& 2-vÂ»-r i o F Â»or 01 4 Qvt--T- 1 ON 8: 29, 11=11.~1 03' 7 0, = 1 - p" 1 1 %*<H I *tT- 'SE ' 0 0 . !.i '11 - 1. 3 1 3 {111 - 1 111 -- - -- 15 "11 i 11, i i it i p i,It 4 11 , 4~ d ij ift iii i i u !1 L | -- --- i - -------- 1 1 -F_E_EzIi_-1.*211-2-tz!2 A : F. 1'~' 1 L '211 Es< H 1 2> rr'J' - 0 0 0 .. 14 4-11 MEMORANDUM To: Aspen Historic Preservation Commission From: Amy Amidon, Historic Preservation Officer Re: 520 Walnut Street, Conceptual Development, including partial demolition and on-site relocation, special review to exceed 85% of the allowable F.A.R.- Public Hearing Date: March 22, 1995 SUMMARY: On February 8, 1995, HPC granted approval to demolish an existing structure on the site, to relocate the existing miner's cabin, to change existing windows and doors on the historic miner's cabin, and to repair existing materials. A proposal for the new residence was presented at that time, but tabled. HPC indicated that they were not in support of granting setback variances requested for that structure, due to neighborhood concerns. The applicant has submitted a new design which is in conformance with all aspects of the R-6 zone district. Conceptual approval and special review to exceed 85% of the allowable F.A.R. is requested. APPLICANT: Gretchen Greenwood and Michael Ortiz, owners. LOCATION: 520 Walnut Street, Lot 8 and the north half of Lot 9, Block 3, William's Addition to the City of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H, " Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H," Historic Overlay District or is adjacent to an Historic Landmark... Response: New Residence: The proposed new residence is to replace an existing house which has not been identified as having historic significance. The Â·house will be 2,854 sq.ft. and the miner's cabin is 281 sq.ft. Because the Commission was not willing to grant setback variances for the project, the applicant has made the building more narrow and increased the height. As in the earlier design (attached), the new residence has been .. broken down somewhat into the appearance of a group of smaller masses through varied roof forms and some projecting cutaway areas for decks. One story elements exist in the form of a glass entry vestibule and a garage. Staff finds that, as suggested by the applicant, forcing the building into a vary narrow envelope has created a less compatible project. The previous proposal had a better relationship with the historic structure, especially in terms of height. (Previously the maximum height was 25', now it is 30') There was also slightly more distance between the new building and the old building, approximately 4-7' more. Given the contentiousness of the project and the neighbor's concerns over setback variances, it seems that the decision not to allow variances for the new house is appropriate. It is staff's opinion that the entryway to the building must be restudied. The concrete pad which "connects" the house and historic cabin is unnecessary. Perhaps the space in the glass entryway could be better used or designed. This element seems to have a less successful relationship to the miner's cabin than did the previous design for the west facade, which played off of the form and dimensions of the historic structure. The applicant has amended the north elevation of the building slightly to respond to concerns about the unbroken length of this wall. Staff finds that this is an appropriate change. The east facade steps down to a one story height at the alley and is sympathetic to the alleyscape. On the south, the wall plane is broken up at the second level with a recessed deck, but is otherwise fairly unbroken. The largest window is a bit overscaled and should be reduced, perhaps to match the one directly to #. the west. The applicant also proposes to build a 6' fence along both property lines. Staff recommends that the height of the fence be dropped to 3'6" as soon as it reaches the front of the new house, to be more sympathetic to the * 4 street and adjacent properties. The design for the fence must be presented for final. A site plan which shows any proposed light wells and access to the a.d.u. most also be provided for conceptual. .. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: The restoration of the miner' s cabin will have a positive effect on the character of the Walnut Street neighborhood, which has just one other miner's cottage to represent the previgus nature of housing in this area. Attached is a 50'=1" scale map of Walnut Street. (The applicant is to provide a map which shows a larger area of the neighborhood for the Ord. 35 review.) Most houses in the area are fairly low in height, although they have a fairly large footprint. The amendments to the west and south facades, discussed above, are meant to ensure the project's compatibility with the surrounding neighborhood. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposed development, which includes a rehabilitation of the historic cabin, will increase the cultural value of this resource and its importance as a representation of a simple, typical miner's cottage. In addition, the development does not result in any demolition or attachment to the historic cabin. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The proposed development will enhance the architectural integrity of the historic structure by preserving the structure and original materials. SPECIAL REVIEW TO EXCEED 85% OF THE ALLOWABLE F.A.R. SUMMARY: This project is located in the Smuggler Mountain neighborhood, therefore both the general guidelines (Chapter 1 of the "Neighborhood Character Guidelines") and the specific guidelines for Smuggler Neighborhood (Chapter 4) will be applied. j The special review process is mandatory, as is compliance with the Committee's findings, because the lot is less than 9,000 sq.ft. The proposed project is 3,135 sq. ft. above grade. This is the maximum allowable F.A.R. for the site. .. STAFF COMMENTS: Please refer to the application for the complete representation of the proposal. Planning staff finds that this project is substantially in compliance with the general and specific neighborhood guidelines. Rather than discuss each guideline (including those which are met), only the elements of the proposal which significantly warrant further discussion are highlighted below. The applicable general and specific guidelines have been grouped together by subject. Mass and Scale Specific Guidelines-36. New buildings should be similar in scale to traditional residential buildings of Aspen. Response: As described above, Staff recommends restudy the west and south facades. On the west, the entryway should be reconfigured to be more compatible with the height, form and dimensions of the historic structure. On the south, the applicant should explore any ways to provide more physical breaks in the wall plane. (This may be partly accomplished through revision of the west facade.) ALTERNATIVES: HPC may consider any of the following alternatives: 1) Conceptual and Special Review approval as proposed, finding that the Development Review Standards have been met. 2) Conceptual and Special Review approval with conditions, to be met at final. 3) Table action and continue the public hearing to a date certain, allowing the applicant time to revise the proposal to meet the Development Review Standards. 4) Deny Conceptual and/or Special Review approval, finding that the Development Review Standards have not been met. RECOMMENDATION: Staff finds that in general this is an excellent and well designed project. However, in order to address some important aspects of the project that should be studied, Staff recommends HPC table the application, giving the applicant the following direction: 1) Restudy the south elevation, or the building form, to create more breaks on the south facade. 2) Restudy the west elevation, eliminating the concrete entry pad and redesigning the entryway to be more compatible in height, form and dimensions with the .. historic cabin. 3) Provide a site plan which shows all lightwells, stairways, etc. 4) The fence shall be no more than 3'6" in front of the new house and it shall be open pickets. 5) Staff recommends that HPC clarify the approvals granted on February 8, 1995 by specifically stating the variances which are to be allowed (see attached site plan). On the north sideyard, the setback provided will be 5'. The required setback is 10', therefore the variance is 5'. On the front setback, the applicant agreed at the February 8 meeting to place the house 8' from the front lot line in an effort to stay away from the existing cottonwoods. (These trees may in fact have to be removed in the future for safety reasons.) The required front yard setback for an accessory structure is 15', therefore the variance is 7'. .. ASPEN HISTORIC PRESERVATION COMMISSION MARCH 22, 1995 Meeting was called to order by chairman Don Erdman with Les Holst, Jake Vickery, Roger Moyer Linda Smisek and Martha Madsen present. MOTION: Linda made the motion to approve the minutes of March 8th; second by Jake. All in favor, motion carries. COMMISSIONER AND STAFF COMMENTS Amy: Dan Sullivan will be attending our discussions on the character guidelines. I have a schedule set UP for each neighborhood for next week. Les will represent the HPC on the Entrance to Aspen. May 14th through the 20th is Preservation Week. The P&Z adopted the changes to the landuse code and I will get all members a copy. Roger: In some states and cities a CO is not issued until all encumbrances are paid, could you meet with the attorney's office to see if that is something that could happen with historic properties. I feel basically people are taking advantage of the situation. Jon Busch talked about the trolley schedule and will present to HPC at a determined date. 520 WALNUT STREET, CONTINUED CONCEPTUAL, SPECIAL REVIEW, PH Amy: This is a continued public hearing and there was a lengthy discussion of the project Feb. 8th at which time HPC voted to grant the variances for the historic miners cottage which would b& eight feet off the front property line and five feet off the north property line. The reason for this was to allow the applicant to construct a new residence and in no way attach the two structures. Because the miners cabin is an accessory structure it has a 15 foot front yard structure which would force the building together. One of the things we need to do is clarify the motion stating specifically what the variances are. On Feb. 8th the Commission felt it was not appropriate to grant any variances to the new residence due to neighbors concerns and gave the applicant that direction and she has come back now with a new design which has some similarities to the old one but is more narrow and taller. In my evaluation I felt there should beÂ·some restudy of the south elevation and there is not much of a break in the wall except at one point on the second level. This is a good illustration of why our variances are important. While this is certainly not a bad -- project at all the previous design was more compatible with the historic structure because it was not forced to be as tall and there was more opportunity to break up the mass..I agree with the applicant in that sense. On the WLIam finding there is not as good a relationship between that facade and the historic structure as previously and that the concrete pad which has been added to connect the two should be eliminated. The applicant is also .. ASPEN HISTORIC PRESERVATION COMMISSION MARCH 22, 1995 proposing a 6 foot privacy fence on the north and south property lines due in great part that she has very little yard space and wants privacy. I feel it has been a general policy of HPC that toward the front of the property especially around an historic structure that the fence should be approximately 3.6 inches tall as the maximum and open in character so I have suggested this in the approval. Gretchen Greenwood, owner: As an architect and someone who has tried to understand what the HPC and City is trying to do with design guidelines for different communities and working with a lot of historic structures I feel particular sensitive to historic structures as I am going through this laborious process of land marking my project which is something that I do not have to do to make this project work. I came here the last time requesting a 5 foot setback variance and the hardship for that was based on the fact that the property is between two larger parcels one to the north and one to the south which I illustrated and will undoubtedly be a duplex property. To the north has a deteriorating victorian house on the property. I am going through the process to preserve the historic building and move it far away from the new construction on the property and try step the house back so that I have a five foot setback variance which is more common in my neighborhood than the ten foot setback. The neighbor to the north is five feet from my property and the one south is three feet from me. My whole intention was to set the property back to have some space and to follow some of the guidelines that are so well illustrated in the design guideline book. It states open space should be of the size that can be used or at least has significant visual impact as a landscape area, so I am unable to meet that design guideline because the neighbors were not in favor of the five foot setback even though I think for historic preservation or neighborhood design guidelines that it is a mistake to not have granted that variance. It is disappointing on the part of the HPC that they cannot recognize what is more important for the neighborhood than perhaps what the neighborhood feelings are. I realize that it doesn't follow the rules but it would have been best for the property to grant the variance. We now have a ten foot setback on both sides of the property. Many people in my neighborhood use their setbacks for trash and junk, storage and additional cars and that is a logical spot, which is more than likely to happen when my husband puts the ski boat in that area and that is what happens when you have these kinds of setback issues. I wanted to bring that out in analyzing a property you spend time and it is unfortunate that it could not be understood to the neighbors as it was a variance. I tried to design a house on this property without having any landmark property because the price is almost getting too high to pay because there is a zero benefit. The house I am proposing is the same width of 25 feet and it is only longer at the glass entry because in the guidelines I wanted 2 .. ASPEN HISTORIC PRESERVATION COMMISSION MARCH 22, 1995 to have a clearly defined front yard and entryway. I like the contrast between old and new with the glassy structure. I have no control of what is going to be built in front of me and I am more concerned about the property to the south. There would be no design review to that property to the south. In trying to design this house I tried to visualize the effect of what could happen to ' us if the other properties around were built on. We bought the property for the miners cabin and it is something that I have always wanted to do. In looking at the neighbors concerns and objections that we wanted to try and meet we have moved the house into its setback. I raised the peaks of the house in anticipation of what would happen to the south of me. I want to be up above any potential development in front of me. They raised their objections and I am raising my roof. The views could potentially be blocked and so thus with this design we are trying to put the entry from the old design at the north of the property to the new design of the glassy area on the entry of the south west corner of the property. The reason for that is to keep as much glass to the west and to the south. Our plans are pushing us to live on the property to the north and to create a buffer with a deck. This building conforms to all the site coverage, FAR etc. It is better for the miners cottage that we shift it away from the new property. If there is continual objection the project will not be as good. I desire conceptual and design approval so that I can move forward. The miners cottage will be used as my office and I am anxious to get the building moved. CLARIFICATION Jake: What is the status of the landmark. Amy: Designation will be Monday night and it is the last step and it is listed on the inventory at this point. Jake: Variances are conditional upon landmarks. Roger: If the bldg. is landmarked and the person on the south wants to build do we review it? Amy: We don't but with ord. #35 all residential development will be reviewed probably as a check list. Roger: Why should she landmark. Jake: Theoretically it protects the property. Gretchen: In order to receive a variance to move the building over to the setback I feel landmarking is the best solution for the property. I can build a house on the property'without seeing anybody here but I would be five feet from the building. 3 .. ASPEN HISTORIC PRESERVATION COMMISSION MARCH 22, 1995 Everything I have ever heard from any of these meetings is that it is nice to have the separaticn of buildings and it is to the advantage of the building and property and open space that HPC is trying to do. I agree with that. Roger: I feel if you are landmarked you should have some protection. Amy: If we do this check list we will take into account historic structures. Gretchen: All houses next to historic homes should be reviewed. COMMITTEE COMMENTS Amy: Where is the access for the ADU. Gretchen: I am still undecided about the ADU and I want to keep it conceptual. Donnelley: Could you review winn me why you split the sideyard to ten and ten instead of 5 on the north and a larger on the south. Gretchen: I was under the assumption that the setbacks were five feet and I designed it five to the north. The zoning is ten and ten in that neighborhood and also one of the neighbors went ballistic. Linda: You re-designed your house and at th* last meeting we. found that your first design was quite compatible and what was the reason for your change? Gretchen: One of the last comments that stuck with me was that I should be able to work with the ten foot setbacks as an architect. I also received a letter from my south neighbor indicating he was concerned that he might be in jeopardy and with all that in mind you gave me the message that I should go back and redesign within the ten foot setback. If I came within the setbacks I would be right on top of my south neighbor so I decided that I needed to change my potential view direction. The Board sent me that message loud and clear. Linda: Are you happy with this design? Gretchen: I would prefer to have a setback variance and have 15 I I. feet in the front but I like the design. My husband likes the other design. Martha: I thought at the last meeting everything was clear on the cottage. 4 .. ASPEN HISTORIC PRESERVATION COMMISSION MARCH 22, 1995 Amy: It is all under the same application but the cottage is clear. Donnelley: You mentioned the neighbors concern about south glass in your previous design but it appears that the new south L has the same amount as well as a gable that is four feet higher. Gretchen: I want to maintain a south gable and I want sun and also I potentially considered what the neighbors might build in the future. Chairman Donnelley Erdman opened the public hearing. Jon Busch: Angie Griffith is the north facing neighbor and she is concerned about loosing her south facing sun if the applicant go back into the setback five feet. The approval for the 10 foot setbacks on the subdivision was due to the lots running east and west. I also reviewed the old plans and feel they fit in with the neighborhood more and I also realize her concern for her views. My other concern was the ADU and because the garage is five feet from the alley there really isn't much of a place for an extra car. Race Street is really an alley. Chairman Donnelley Erdman closed the public hearing. COMMISSIONER COMMENTS Jake: I feel there is some validity for the five foot set back to the north on the first plans submitted. The idea of cteating usable open space is far superior than creating long spots of unusable open space. Neither of the adjoining properties are conforming. On the first designs my problem was the north wall and it is still one long continuous wall. I do not mind giving variances in the setbacks if there is a reason to do it. In a situation with an historical structure that has a modest scale the scale of the elements of the new building that occupy the same property need to also be broken down into a sympathetic scale. What I was hoping would come forward in your revisions was a restudy of that north wall and some study of the massing on that side and possibly bring back some of the forms to the 10 foot setback line. Give relief to the long continuous plane. There is a lot of playfulness in the decks and a lot of unique things going on in materials and the decks and windows. It is a very nice design and I am sorry that you didn't work and follow through on that. Les: My feeling at the end of the meeting is that you would work the north wall a little and come back and we split the difference on the five feet. 5 .. ASPEN HISTORIC PRESERVATION COMMISSION MARCH 22, 1995 Gretchen: It didn't work as there is too much circulation. Les: I would prefer the old plan if there was some way to make it work. Gretchen: I could look at it further but I need approvals. Les: We are getting designation and saving this cabin and that is important for the neighborhood. Martha: Are you staying with the new design due to the protection that you need. Gretchen: I got such opposition almost to the level of abuse with the five foot setback variance that I was not going to come back in and fight fot that as it is not worth it to me. Gretchen: It is very confusing because we do like the first design and I do not want to shade my neighbor and I want to be sensitive to that. Donnelley: It appears that in the present plan the north wall is a straight plane and one of the criteria of the guidelines is that these long planes be broken. It does not conform to the guidelines. Gretchen: It is probably workable at final. Donnelley: The first plan is recommended. Gretchen: I could take the first plan and move it into the setback but I tried to work staggering the building but it just didn't work. Roger: I concur with Jake that I would rather see usable space than unusable. I would prefer the first design also. I am not hung up on the long wall to the north as the landscaping will break it up. I would object if it were in the west end. It is not a pedestrian area. Gr&tchen: There would be certain changes made to the old design. Donnelley: Lets see if we can do a motion that would allow a successful resolution here. MOTION: Jake made the motion that HPC give conceptual approval to Scheme I of 520 Walnut Street finding that it meets Standards 1,2,3,4 and with the following conditions: That the structure conform to the 10 foot setbacks. On Feb. 8th variances were given 6 - .. ASPEN HISTORIC PRESERVATION COMMISSION MARCH 22, 1995 for the miners cottage of 5 feet on the north side yard and 8 feet on the west sideyard, second by Roger. DISCUSSION OF MOTION Roger: You are suggesting that the setbacks not be 10 and 10. Jake: Yes. The applicant is already sandwiched between two nonconforming structures. Amy: This has been tabled and Council was informdd that there would be no variances. Les: I feel the neighborhood would be best served with a variance on the north side. Donnelley: If we can approve scheme A with all parts of the new structure falling outside of the ten foot side yard setbacks you could man-ipulate the roof form in such a way that perhaps you are turning the gable on the east side to the east and we could consider that a minor change and would not have to go through a public hearing. Les: I feel we need a monitor on the miners cottage. AMENDED MOTION: Jake amended the motion to add that the applicant can proceed with the miners cottage, second by Roger. Donnelley: Do you want to state anything about the north wall or breaking it up. Jake: I would like tc see the long interrupted surfaces broken down so that the architectural elements on that wall are consistent with the guidelines. Martha: I also agree that the north wall is OK as is. Jake: There is no support for an amended motion. VOTE: All in favor of motion and amended motion. Motion carries. 232 E. MAIN STREET MINOR DEVELOPMENT Amy: The applicant is requesting a satellite dish to operate their business. This is the smallest dish that they can do. It is located at the rear of the structure and the dish is a little over 3 1/2 feet and it is below the ridge line and will not be visible at all from Main Street. I recommended approval with the condition that if there is any reflective metal it should be painted out. 7 l * = @Â»ACE 5 a . . . Il Le u A t < W - --- ,â‚¬40Â£, 4 4 i I v V 4 41' 111 / V I . 1 .1. 11 - .. 41 -- 4 retd I - ' ~ %NOL 7 -0 40 LM'H FlerPITY IA Nâ€¢ 12 610* - BrFF F L,-HÂ· EsU, ,-Pl NG Wu,r, tohi 2,2 611-,9 11 -. -701 0,01 ' -1,-=-6-96Â© 'TE:-4-11--:5=_ .- 1 1 C=â€ž 1. lilli i A I 1 r - 1 tpra -- - 1 Â£ P.(fow r L --- 1-, 1 A. i N -- 11 1 Borl:H F#6'VE-REy L-1 N a. IM U n - l.1 frplz . pe p u Fl,00 F FLÂ» N 1 b - le'L ~ Lo u .. F 1 127 , :7 4 . . - i . . 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IFU ' 4 & / . 1 - 1 1 1 1 I P'UBLIC NOTICE RE: 520 WAi.N<JT STREET CONCEPfIJA 4IST(~~Â·"F~'.~ REVFEW NOTICE IS HER,~BY GIVEN that a public hea,ing will be held on ~ Wednesday, March 22, 1995, al a meeting to hegin at 5 :00 PM before the Aspen Historic Preservation Comn~ission in the second floor meeting mom, City Hall, 130 S. Galena f Street, Aspen, Coldrado, to consider an application submitted by Gretchen Greenwood & 1 Michael Ortiz requdsting to relocate the historic miner's cabin structure and to repair and rehabilitate it. Vari#nces arÂ© requested for the historic cabin only, in the amount of a 7' front yard setback variance and a 5' sideyard setback variance on the north. The front yard setback requirÂ¢d for an accesso,y structure (the h.istoric cabin) is 15' and the sideyard setback required is 10'. An application for a new single family residence with an 1Â®11 f accessory dwelling unit is being submitted for conceptual approval. No zoning variances L are requested with the single family home and accessory dwelling unit. The properly is located at 520 Walnut /Street: Lot 8 and the north 1/2 of Lot 9, Block 9, Block 3, p Williams Addition of the City of Aspen. For further information, contact Amy Amidon at 0 the Aspen/Pitkin Planning Omee, 130 S. Galena St., Aspen, CO. 81611. 920-5096. ril *Mon.elly Erdman, Chairman L Aspen Hi:storic Preservation Commission i d 5 C . f . .... 1~\ GRETCHEN GREENWOOD & ASSOCIATES, INC. / ~~ ARCHITECTURE Â·INTERIOR DESIGNÂ·PLANNING To: Amy Amidon From: Gretchen Greenwood Re: 520 Walnut Street Date: March 16,1995 I have attached 12 sets ofthe proposed residence for 520 Walnut Street. We were encouraged by the IzIPC at our last meeting to try and conform to the Zoning requirements for the new residence. The attached plans were redesigned to comply with the R-6 Zone for the Smuggler Mountain area. The house was also designed to meet the neighborhood guidelines as stated in my application that you and the Board currently have on file. The cabin has been approved for a 7"-0" front yard setback, and a 5' -0" side yard setback. These drawings show the approved location with the proposed location for the new residence. I would like to have the HPC review the Conceptual Development Application for the new residence and Design Review for the new residence as well, at the March 22nd meeting. I have met the design concerns ofthe HPC as well as the neighbors, that were expressed at that meeting. I therefore anticipate conceptual and design approval ofthe proposed residence. Thank you for your help. 520 WALNUT STREET â€¢ ASPEN,COLORADO 81611 â€¢ TEL: 303/925-4502 â€¢ FAX: 303/925-7490 From : 303/925-7490 G~ GRE3EN.jll)) 8. A SSOCIATES, INC ,-Â·i.2& 1988 02:51 PM Pal 1 .0 -7 holli 11 It GRETCHEN GREENWOOD & A .*Iqj.liâ€žMafl'~IN '711*11''C J~',Ii# 1 . . Mmi' 411' M- ~m' Â®111111'119 #*le,160. 1 ARCHITECTURE â€¢ INTERIOR DESIGN Â·PLANNING 21 - l 1--2.-11.1 '.-12.11~ . -,1 TO Amy Amâ€¢d~.4 Historic Prefervation Officer hom: Gretchen G reenwooid Re: 520 Walnut Streâ‚¬.1. < .'f-'..:.t Â©IÂ·;1 ~.<Â·-,9 Development Review Date: March 14, 1995 I am sending you a copy of the modified public notice slatement that you sent me. 1 read the notice and I found that it was not representative of the approvals that 1 have already received ibr my residence at 520 Walnut Stred. Since the beginning of this 79!ictition, to preserve a 280 square foot miner's cabin, I have submitted an application for the fb]lowiI,lg approvals: 2 Histori,r: Landmark Designation 2. Partial Demolition 1 . 3. Mistorle Re,ocativn 4. Co - kai Devdopment for IMsto,ic Landmarks 5. Final Development for Historic Landmatks (Future Application) I received *ppinval at the February Rth meeting of the Historic Pre,Rm'vaton Commission for thÂ£ partlal demolition of the non historic building on 520 Walnut Street This approval for partiB; demolition was a separate public notice and hearing and it has been approved and finalized, therefore, 1 changed the public notice you sent. 'r}le public notice that 1 am ziet iddig for the Mai,~cz:* 22nd meeting is a "Courteous Ilwl'111111'll' Notice" and not required legally, but I want to make sure that it is completely correct. Therefore, 1 have modified the notice, to only discuss the matters at hand which are, the variances thal are required for the relocation of the miner's cabin and the proposed single family residence thal are within the allowable zoning requirements. Attached is a copy of the public notice that I have sent to my neighbors. This public statement now accurately reflects these issues for 520 Walnut Street. Thank vou for your help on my house. Gretchen Greenwood. *--|M' *t .2 * 2 1 ' LA ., â‚¬ 77-~- tgr&. *5 /Ict"IrÂ·~Â·. -9.-E.F-' 1 7 -- - .. 511 Race St Aspen, CO 81611 February 20, 1995 Joseph Krabacher, Chairman Aspen Historic Preservation Committee Aspen/Pitkin Planning Office 130 S Galena St Aspen, CO 81611 Re: 520 Walnut Street Conceptual Historic Review Dear Chairman Krabacher: Since I will be out of town for my business and unable to attend your noticed meeting on February 22, 1995, please accept the following comments regarding my position on the above referenced matter. After the last public meeting on February 8, I began thinking about the plans on the design of the home at 520 Walnut Street. This home is on a substandard size lot and will have minimum set-back (about 10 feet from my property line). As I viewed the model for this home the thought occurred to me that the large livingroom windows face directly into the backside of my lot at 510 Walnut. In other words, the south-facing views look directly into the back portion of my current buildings. The actual unobstructed views will be on the east-west sides only of this new home. I want to make absolutely certain that this will not be a problem for any new buildings that might be proposed for my lots. I'm sure they are building without expectations that my future building plans will probably not accommodate their lack of views in their current design. I would appreciate any consideration the committee might give to my concerns. I understand I can get a copy of the record later to review. Thank you for presenting this at the hearing. Sincerely, KE,eÂ« ig~..ph/t~(1 Robert Z*alicis CC: Amy Amidon Planning Office .. 511 Race St - i 0 2 10 Aspen, CO 81611 6 February 20, 1995 Joseph Krabacher, Chairman Aspen Historic Preservation Committee Aspen/Pitkin Planning Office 130 S Galena St Aspen, CO 81611 Re: 520 Walnut Street Conceptual Historic Review Dear Chairman Krabacher: Since I will be out of town for my business and unable to attend your noticed meeting on February 22, 1995, please accept the following comments regarding my position on the above referenced matter. After the last public meeting on February 8, I began thinking about the plans on the design of the home at 520 Walnut Street. This home is on a substandard size lot and will have minimum set-back (about 10 feet from my property line). As I viewed the model for this home the thought occurred to me that the large livingroom windows face directly into the backside of my lot at 510 Walnut. In other words, the south-facing views look directly into the back portion of my current buildings. The actual unobstructed views will be on the east-west sides only of this new home. I want to make absolutely certain that this will not be a problem for any new buildings that might be proposed for my lots. I'm sure they are building without expectations that my future building plans will probably not accommodate their lack of views in their current design. I would appreciate any consideration the committee might give to my concerns. I understand I can get a copy of the record later to review. Thank you for presenting this at the hearing. Sincerely, 7.6 Robert Zupancis CC: Amy Amidon Planning Office ' -Im O . MEMORANDUM To: Aspen Historic Preservation Commission From: Amy Amidon, Historic Preservation Officer Re: 520 Walnut Street, Conceptual Development, including demolition and on-site relocation, special review to exceed 85% of the allowable F.A.R.- Public Hearing Date: February 8, 1995 SUMMARY: The applicant requests HPC approval to demolish an existing structure on the site and to construct a new residence in its place, to relocate the existing miner's cabin to the west, to change existing windows and doors on the historic miner's cabin and to repair existing materials. The project is intended to restore the historic structure to it's previous appearance while adapting it for a new use. The new residence will be compdetely detached from the historic structure. The miner's cabin is in a fairly pristine condition and may be eligible for listing on the State Register of Historic Places. Landmark Designation for this site was tabled at City Council in October 1994. Neighbors expressed concern over potential variances and Council requested that the proposed redevelopment be presented before they vote on the designation. APPLICANT: Gretchen Greenwood and Michael Ortiz, owners. LOCATION: 520 Walnut Street, Lot 8 and the north half of Lot 9, Block 3, William's Addition to the City of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H," Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H, " Historic Overlay District or is adjacent to an Historic Landmark... Response: New Residence: The proposed new residence is to replace an existing house which has not been identified as having historic significance. The house will be 2,854 sq.ft. and the miner's cabin is 281 sq.ft. *4\ 16 (\- 6 . 4 Staff finds that the new residence has been broken down somewhat into the appearance of a group of small masses through varied roof forms and some projecting elements such as decks and the entry vestibule. The west facade is compatible with and sympathetic to the historic resource, in that it is approximately the same width and only about five feet higher than the miner's cabin where they are cldsest to each other. Similarly, the east facade steps down to a one story height at the alley. On the south, the wall plane is broken up at the second level with a recessed deck, and a variety of windows and material textures. The 5'x5' windows on the second floor might be divided with an additional mullion, although the dimension does play off that of the paired double hung windows on the south elevation of the miner's cabin. The north elevation seems to have the least amount of variation, as the wall plane is essentially unbroken for it's entire length. Staff recommends this elevation or the building form in general be restudied in order to provide actual breaks in the modules which are created through the roof forms and materials. Finally, Staff recommends the architect consider detaching the garage to reduce the overall bulk of the house. The laundry area which is in the connector -/ between house and garage could possibly be relocated to the basement. (No basement plan was provided in the application. The architect should supply one, and show any proposed lightwells.) Miner's cabin: The estimated construction date for the miner's cabin is 1890, based on style. From the Willit's map of 1896, the miner's cabin does not appear to be original to the site, but was probably relocated there from another lot in the Walnut Street neighborhood. The minor development review involves changes to the existing structure which are intended to restore some elements Of its former appearance and add some new elements to increase its usability. On the west facade, the applicant proposes to replace an existing non- historic double hung window to match others on the building and to replace an existing non-historic picture window with a double hung. The front door is to be replaced with a new door. Staff is in support of the window changes, (all replacement windows on the cabin , should be wood) but finds that the existing door is! historic and should be retained if possible. The existing door could be upgraded to improve security and insulation if these are concerns of the applicant. On the east elevation, the applicant proposes to replace .-* . I. the existing vertical siding with 4" lapped clapboards to match the rest of the building, to add two double hung windows (which a neighbor has suggested existed previously) and to change the existing door. Through the Staff/monitor process, staff would like to examine the structure with the applicant as construction begins and any sheathing or joists that are exposed to see if there is any evidence that the windows or horizontal siding previously existed. This is a less public facade of the building, so minor changes are acceptable. However, given the excellent condition of the building, all efforts should be made to be accurate in any changes. No changes are proposed on the north elevation. On the south elevation, the applicant proposes to replace the existing double hung windows with new windows to match and to raise their height slightly. 'The windows appear to be historic and staff is not in support of this change. The applicant should examine the possibility of restoring the windows and upgrading them with insulated glass or an exterior storm window if desired. The applicant proposes to retain all existing siding which is salvageable. The non-historic metal roof is to be replace with a rusted corrugated metal roof, and the metal flue is to be removed. Staff suggests that the applicant should consider retaining the flue as it is visually important and may be a historic element. Through the on-site relocation, evaluated below, the applicant intends to place the structure on a concrete foundation, faced with sandstone and to construct sandstone steps. Staff suggests that the applicant may consider simply placing clapboards over the foundation. A sandstone f oundation was used on some miner' s cottages, but usually the more ornate ones. Most simple cottages sat on rubble or basically on the ground. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. Response: This proposal, especially the restoration of the miner's cabin, will have a positive effect on the character of the Walnut Street neighborhood, which has just one other miner's cottage to represent the previous nature of housing in this 'area. Attached is a 50'=1" scale map of Walnut Street. Most houses in the area are fairly low in height, although they have a fairly large footprint. The proposed new residence has a maximum height of 26'1". .. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposed development, if undertaken as described under standard 1, with as much accuracy as possible, will increase the cultural value of this resource and its importance as a representation of a simple, typical miner's cottage. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The proposed development will enhance the architectural integrity of the historic structure by preserving the structure and original materi'als. REQUEST FOR APPROVAL OF ON-SITE RELOCATION PROCEDURE FOR REVIEW: Under Section 7-602 of the Aspen Land Use Code, no relocation of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, established pursuant to section 7-709, shall be permitted unless the relocation is approved by the HPC because it meets the standards of section 7-602(D). Section 7-602(D): Standards for Review of Relocation 1. Standard: The structure cannot be rehabilitated or reused on its original site to provide for any reasonable beneficial use of the property. Response: The applicant proposes to relocate the structure in order to set the structure as far apart from new development as possible. The relocation corrects an existing encroachment onto the neighbor's property by creating a conforming side yard setback of five feet. A variance of three feet is requested for the front yard setback. There are large cottonwood trees near the west lot line of the property. George Robinson of the Parks Department made a site visit to the property and believes that the trees are somewhat healthy 'and have about another ten year life span. The trees are beginning to lean. The Parks Department recommendation is that the relocated house be at least 6 feet from the dripline of the trees. The architect has represented that the foundation for the cabin will only be excavated at the corners, causing less .. impact on the tree's stability, nonetheless, the cabin is proposed to be only two feet away from the tree dripline. In this case, Staff finds that the front yard setback variance may not be appropriate. At the most, perhaps a one foot variance should be granted to maintain 10' between the historic resource and new structure. 2. Standard: The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structure will not be diminished due to the relocation. Response: The applicant proposes to move the historic structure to a prominent location along Walnut Street and to place new construction a reasonable distance behind it. 3. Standard: The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation. Response: A report from a licensed architect has been submitted, including a plan for stabilizing the building. HPC usually requires this information from a licensed engineer. This is a small structure and the committee should consider whether the information submitted is sufficient. 4. Standard: A relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Response: HPC must set a value for the relocation bond. Staff suggests approximately $10,000-20,000 as this is comparable to bonds requested for similar structures. 5. Standard: The receiving site is compatible in nature to the structure or structures proposed to be moved, the character of the neighborhood is consistent with the architectural integrity of the structure, and the 1dcation of the historic structure would not diminish the ' integrity or character of the neighborhood of the receiving site. An acceptance letter from the property owner of the receiving site shall be submitted. Response: Generally, Staff is not in favor of relocating historic structures, however, this building is not on its 0 0 original site. REQUEST FOR APPROVAL OF PARTIAL DEMOLITION PROCEDURE FOR REVIEW: No partial demolition of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, established pursuant to section 7-709, or any structure within an "H" Historic Overlay District shall be permitted unless the partial demolition is approved by the HPC because it meets the applicable standards of Section 7-602(C). The applicant proposes to demolish the existing residence on the site (to the east of the historic resource). HPC's role is to determine whether or not the building proposed fdr demolition can be sacrificed without compromising the character of the resource. Standards for Review of Partial Demolition 1. Standard: The partial demolition is required for the renovation, restoration or rehabilitation of the structure. Response: Demolition will be limited to the structure - which is not considered historically significant. Staff does not have any information about this structure. It does appear that a miner's cottage exists at the east end of the building, but it is not original to the site and has been enveloped by the rest of the structure. 2. Standard: The applicant has mitigated, to the greatest extent possible: A. Impacts on the historic importance of the structure or structures located on the parcel. Response: Impacts to the historic structure are very limited as it is completely detached from the new residence. B. Impacts on the architectural integrity of the structure or structures located on the parcel. Response: The proposed new residence will not affect the architectural integrity of the historic structure. .. SPECIAL REVIEW TO EXCEED 85% OF THE ALLOWABLE F.A.R. SUMMARY: This project is located in the Smuggler Mountain neighborhood, therefore both the general guidelines (Chapter 1 of the "Neighborhood Character GuidelinesÂ°') and the specific guidelines for Smuggler Neighborhood (Chapter 4) will be applied. The special review process is mandatory, as is compliance with the Committee's findings, because the lot is less than 9,000 sq.ft. The proposed project is 3,135 sq. ft. above grade. This is the maximum allowable F.A.R. for the site. STAFF COMMENTS: Please refer to the application for the complete representation of the proposal. Planning staff finds that this project is substantially in compliance with the general and specific neighborhood guidelines. Rather thin discuss each guideline (including those which are met), only the elements of the proposal which significantly warrant further discussion are highlighted below. The applicable general and specific guidelines have been grouped together by subject. . Garages General Guidelines- 12. Minimize the visual impact of garages. Response: As described above, Staff recommends that the garage be completely detached from the house. Mass and Scale Specific Guidelines-36. New buildings should be similar in scale to traditional residential buildings of Aspen. Response: As described above, Staff recommends restudy to provide more physical breaks into smaller massing modules, especially in the wall surface on the north facade. ALTERNATIVES: HPC may consider any of the following alternatives: 1) Conceptual, Partial Demolition, On-Site Relocation, Special Review approval as proposed, finding that the' Development Review Standards have been met. 2) Conceptual, Partial Demolition, On-Site Relocation, Special Review approval with conditions, to be met at final. 0. 4 3) Table action and continue the public hearing to a date certain, allowing the applicant time to revise the proposal to meet the Development Review Standards. 4) Deny Conceptual, Partial Demolition, On-Site Relocation, Special Review approval, finding that the Development Review Standards have not been met. RECOMMENDATION: Staff finds that in general this is an excellent and well designed project. However, in order to address some important aspects of the project that should be studied, Staff recommends HPC table the application, giving the applicant the following direction: 1) Restudy the north elevation, or the building form, to create more breaks on the north facade and to further break up the mass of the building in general. 2) Detach the garage from the house. 3j All new windows on the miner's cabin shall be wood windows. . 4) Retain the existing door on the west side of the miner's cabin. 5) Work with Staff and monitor to determine appropriate - alterations to east facade of the miner's cabin, using physical evidence of previous appearance. 6) Retain and restore existing windows on south side of miner's cabin. 71 Consider covering new foundation of miner's cabin with clapboards. 8) No more than a 1' front yard setback variance will be granted. 91 The applicant must submit a bond of $10,000 prior to application for a building permit. . SIGNIFICANT DEVELOPMENT OF HISTORIC RESOURCES APPLICATION CONCEPTUAL REVIEW Attachment 2 1. Applicant's Name and Address: Gretchen Greenwood-Ortiz and Michael Ortiz 520 Walnut Street Aspen, Colorado 81611 303-925-4502 Representative/Owner: Gretchen Greenwood-Ortiz 2. Street and Legal Description: 520 Walnut Street Aspen, Colorado 81611 Lot 8 and the North one-half of Lot 9, Block 3 William's Addition to the City ofAspen 3. Attached to the application is a copy ofthe disclosure of ownership ofthe parcel as Exhibit A 4. Attached to the application is Exhibit B, the vicinity map locating the subject parcel within the City ofAspen. A neighborhood vicinity map showing the relationship ofthis parcel to the neighborhood will be presented at the hearing. 5. Attached is the written description ofthe Conceptual Development Plan proposal and an explanation ofthe development. The graphic representation ofthe proposed development is attached with Attachment 3a. The compliance with the Review Standards is attached as Attachment 4. page 1 .AÂ£ ArmCBMENL' 1 USE APPIICA:CION FORM 1, ~pcojegi ze=,h GREENWDED-OET/-2. RESIDENCE . 2, prted= Irnati~ 52Â£) WALNLCI- fl- l-OT 8, AND -me NOCR-+ 0*16 -UALF of CGI 9 BLOC-4 b. (indicate street address; lot & block rimber appmpriate) 92~ %?21MR&i i- o fly , ASPEN 3) Present Zoning /~- 67 4 1Â£Â£ Size 5, *25 sq.79. 51 Amlicartbs Ume, Maness kfc,re # ~IctiAâ‚¬L t COKETC#EN Om? 2--- . 5210 Wal AUT N . ~ 1%,Prwil CO . 8/(011 . 9&5 - 9-502 6) Represehtive's Nam, Miress & arxie # 43/fZ787*V 42Â£627~flaecd) 8472 93-0 Wa,Inut gt. 4/>en 945- 41004 . 7) Type of Application (please check all that apply): Conditional Use Ococeptual SPA 1/L#,al Histocic Dev. Special Review Final SPA .-' Final Historic Dev. 8040 Greenline ,-I Conceptual FUD -Il--I- Minor Historic Dev. ' Stream Margin Final POD - - Historic Demolitim Miuntain View Plane - Subdivisicn Histacic Designatirn Ckx'xiominiumizatica Text;/Map Amerxlmerit - Qu Allatnrrt Ii:34 Split/Iat Line. - GBOS E}=ption Â· Adjustmerrt 8) Description of Existing Uses (runber and type of ecisting- str[Ythrres; approod,1-A sq. ft. ; râ€¢mher of bedmans; any Pnzvious approvals granted to the property)- 1-*o Erl 5-nNu ST-facrmaki . SWED - 08 1 -39Â· ft Ell auto mA-lk) UOUS 6 60/ 3 brcl/oolnt) ' 4 9(Â£.U 59. h- 9, 8$,2,134,~(not ueze~=t~is:*SaÂ£1 -To-till EY,LU]Nol &12+7 97.- D SU Cli|- ELLALL< *19/ Â£ LijtÂ£41 I . 10) Ilay,dou attaciled the following? V -Fesponse to Attachment 2, Minimum Submission Coritents 4 igt. to Attachmerrt 3, Specific Sahnic=ion Cortents 6 Response to Attachment 4, Review Standards for Your Application lill'll SUPPL~ENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear. fullv _labeled drawings must be submitted In a format no larger than 11-xl r, OR one dozen sets of blueprints may be submitted in lieu of the 11â„¢17- format. APPLICANT: mic,mu- ocni 1 cona,-CREN Of-t]EU LCOED-01Â¤11 ADDRESS: 5* WALNICE GE. fEf>Ent, CO. 818 U ZONE DISTRICT: R- le LOT SIZE (SQUARE FEET): 5,08 6 661Â· 6 - EXISTING FAR: afaw-7 6,1. ft ALLOWABLE FAR: 3,/35 54. h. PROPOSED FAR: . '3.1.85 6 4 *Â· EXISTING NET LEASABLE (commercial): N /A PROPOSED NET LEASABLE (commercial): N j A EXISTING % OF SITE COVERAGE: J 9 0/'D PROPOSED % OF SITE COVERAGE: VA-V O EXISTING % OFOPEN SPACE (Commercial): NIA PROPOSED % OF OPEN SPACE (Commer.): NIA EXISTING MAXIMUM HEIGHT: PAncioal Eda.: 4>lto ,/ 1 kil=(pgrA tf3Lou PROPOSED MAXIMUM HEIGHT: Prnardada.Â¥9E18 73 60 L I Accesson,Bdm / 8 LO ~ PROPOSED % OF DEMOUTION: -0- 9090 EXISTING NUMBEROF BEDROOMS: PROPOSED NUMBER OF BEDROOMS: ~ EXISTING ON-S[TE PARKING SPACES: ~ ONâ‚¬[TE PARKING SPACES REQUIRED: .a SETBACKS: + 26- aittliked 01,1 u,/ARp -fiN ALILEÂ¢)/4 1 /2/*aside EXISTING: aft D /, ALLOWABLE: , PROPOSED: Front: Front: /0 Front: Rear: 10/0,4 Reac /0/ 5 ' Rear= Side: Side: Side: Combined Front/Rear: 90'' Combined FrVRr: Combined Front/Rear: EXISTING NONCONFORMITIES/ - ENCROACHMENTS: VARIATIONS REQUESTED (elioible for Landmarks Onlv: character comoatibility finding must be made bv HPC): FAR: Minimum Distance Between Buildngs: SETBACKS: Front: Parking Spaces: Rear: Open Space (Commerdal): Side: Height (Collage Infill Only): Combined FrtlRr: Site Coverage (Cottage Infill Only): I. 4 Attachment 2 Written Description of the Proposed Development The entire proposed development includes the relocation and restoration of a Victorian miner's cabin, the demolition of an existing two story detached, two family building and the construction of a two story, single family residence with an Accessory Dwelling Unit. The relocation ofthe miner's cabin with a requested front yard setback variance has been submitted under a separate application. In addition, the property has applied for Historic Landmark Designation, which is currently in the process ofbeing completed through the HPC process. This conceptual application is for the development review of a' new single family residence on the propeny. The following are the zoning requirements on the property: ZONING REQUIREMENTS FOR THE R-6 ZONE Zoning: R-6 Existing Lot Size: 45 Feet X 125 Feet = 5,625 Square feet Allowable FAR: 3,135 Sq. ft. Front and Rear Yard Setbacks: Minimum of 10 feet/No less than 30 feet 5 feet for the Garage at the Rear Yard Side Yard Setbacks: 5 feet with a total of 15 feet Maximum Site Coverage: 42.5% of2,390 Sq.ft. Maximiim Height: 25 feet Off Street Parking Requirement: 1 per Bedroom 520 Walnut Street lies between Walnut Street to the west and the alley to the east. The main entry and front yard will be offWalnut Street and the access to the garage will be from the alley. In a separate application, we have asked to move the old miner's cabin into the front yard setback, by eight feet, so that this new house development does not physically touch the old building. This variance will allow the miner's building to sit apart from any new construction, as it has for the past 100 years. The proposed development will build a three bedroom house, with an accessory dwelling unit, for a total square footage of 2,854 square feet. The redevelopment ofthe miner's cabin will use 281 square feet of the available floor area. The total new constructed square footage including the miner's cabin will be 3,135 square feet. A two car garage and two off street parking areas will be provided on the property, in order to meet the parking requirement. As indicated on the proposed site plan and architectural drawings, the allowable floor area, the front and rear yard setbacks, the side yard setbacks, the site coverage, and the parking requirements, all comply with the Zoning Regulations. No variance requests are being asked from the HPC for this development application. page 2 .. The proposed architectural design ofthe new residence has been developed to be sensitive in form. mass and scale to the detached Victorian miner's cabin on the property. The existing miner' s cabin is a simple rectangular building with a gable roof and a steep 12/12 roof pitch. This rectangular form and gabled roof, unadomed with complicated dormers has determined the design direction for the new building. The architectural concept is to utilize the simple forms ofAspen miner's cabin architecture, yet modemize it for contemporary use. The building has been designed to create a building that is visually broken into four building masses (not including the miner's cabin) with rooflinks that serve to create a concept of a compound of smaller buildings on the property. The buildings are simple and rectangular in form, without typical Victorian detailing or accessories such as turrets, dormers, gazebo porches and bay windows. The roofline ofthe building is varied, utilizing simple miner's cabin architectural features such as a 12/12 gabled roof, a sheA roof, and a fiat roof. The use of different roof lines in this design allow the building to appear as separate entities. The eave depth will be detailed to match the depth of a Victorian building of approximately 8" and the profile will be narrow to match the typical eave profile ofthe old miner's building. Like tile varied rooflines on the proposed building, the building materials will also vary. The garage structure will have antique barn si(ling. The main building will have a 1 x 4 horizontal lap siding. The different rooflines will also have a variety ofmaterials. The garage structure will have a rusted corrugated metal material, while the main building will have an asphalt roofing tile. The variety of materials will further delineate the building as separate forms, thus giving the appearance that the building was constructed at different times. page 3 1. % Attachment 3a Specific Submission Contents: Conceptual Development Plan for Significant Development to Historic Landmark 1. A sketch plan ofthe proposed development is attached as the following exhibits: Exhibit C: Existing Site Improvement Survey (This survey shows existing buildings, setbacks and encroachments.) Exhibit D: Site Plan ofthe Proposed Development (This site plan shows the proposed new building, the relocated miner' s cabin and proposed setbacks and no encroachments.) Exhibit E: Main Floor Plan ' Exhibit F: Upper Floor Plan Exhibit G: Roof Plan Exhibit H: South Elevation Exhibit I: East and West Elevations Exhibit J: North Elevation 2. The conceptual selection ofmajor building materials for the development will include the following: Victorian Miner's Cabin: The existing siding will be reused(where applicable) . On three sides, the siding is lx4 wood bevel siding, on one side, the siding is a varied width ofvertical wood siding. The old doors will remain including the old window ( ifpossible) and new double hung windows will be added to match the old windows . New Main House: The main house is broken into 4 building masses that are attached by varying rooflinks. They are as follows: 1. Entry form: The siding will be rusted metal panels with rusted metal roof The windows will be metal clad on the exterior. 2. Main house with two gables: The siding will be lx4 wood bevel siding and the roofwill have asphalt siding. The windows on the main house will be metal clad on the exterior. I - 3. The link between the Main house and the garage form will be rusted metal siding. The roo f is flat and will be constnpicted out of a built up membrane with gravel. 4. The garage will have antique barn wood siding with the roof a corrugated rusted metal. The windows in the garage will be wood on the exterior.. page 4 . 0 3. The proposed development has been designed to be sensitive to the Victorian miner's cabin that is being Pestored on the property. The Main house and the old miner' s building will be separated by 12 feet-6 inches. The form ofthe old building, the steep roof line and natural materials have established the direction for the design ofthe new structure. 4. This development application falls under category 'e', which reads: The development of the site of an Historic development which has received approval for demolition, when a development plan has been required by the HPC pursuant to Section 7-602(B). page 5 0. 0. Attachment 4 Review Standards: Development in H District and all Development Involving Historic Landmarks a. The proposed development is compatible in character with designated historic structures located on the parcel. The new structure has been designed to follow the same building form. steep roof lines and simplicity that is so unique about the old miner' s building that shares this property. b. The proposed development is consistent with the character ofthe neighborhood. The character ofthe immediate neighborhood is new construction as ofthe 1960's and 1970's, including large apartment and condominium developments. The two bordering properties, to the north and south are potential large sites for redevelopment. The miner's cabin at 520 Walnut Street is the only old building in the neighborhood that defines a sense ofhistory in the neighborhood. The development that is being proposed here, is to restore the miner's cabin and use these design parameters ofthe old building for the new structure, thus further enhancing the importance ofthe old miner's cabin, and establishing a neighborhood character. c. This proposed development enhances the historic and cultural value ofthe designated historic structure on the parcel. The new development does not physically touch the historic building that is on the same property, therefore the historic value ofthe old building is maintained through this development plan. d. The proposed development does not detract from the architectural integrity of the historic structure. The new structure will obviously be a newer contemporary version of a miner's era building. 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CASELOAD SUMMARY SHEET City of Aspen Historic Preservation Committee DATE RECEIVED: CASE NUMBER: HPC2-95 DATE COMPLETE: PARCEL ID#: 2737-073-00-025 PROJECT NAME: 520 Walnut St. Conceptual Devt & Partial Demo Project Address: 520 Walnut APPLICANT: Gretchen Greenwood & Michael Ortiz Applicant Address: 520 Walnut St. REPRESENTATIVE: Representative Address/Phone: TYPE OF APPLICATION: 1 STEP: 2 STEP: 3 STEP: HPO Insubstantial Amendment or Exemption: HPC Meeting Dates: P&Z Meeting Date: CC Meeting Dates: 1st 2nd REFERRALS: Planning Building Zoning City Engineer Parks Dept. City Attorney DATE REFERRED: INITIALS: DUE: FINAL ROUTING: DATE ROUTED: INITIAL: City Atty City Clerks Office Other: FILE STATUS AND LOCATION: COMMENTS: .. County of Pitkin > > SS. AFFIDAVIT OF NOTICE BY State of Colorado > PUBLIC MAILING FOR A PITKIN COUNTY DEVELOPMENT PERMIT The undersigned, being first duly sworn, deposes and says as follows: I, ClrohÂ®(MA (3> f tuuwoo J being or representing an Applicant for a Pitkin County Development Permit, personally certify that a public mailing to all landowners within a 300 foot radius of the subject property, 15 days prior to the hearing. V /1. -71.- j , Mi /0/- - Apeicint' s ~494tute \1 U Subscribed and sworn to before me this 3<3 day of --Tanac~ou , 19315 WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION EXPIRES: 4fturt iND C.' Cabu\Au- 320Â»ro Â· Notary Public's Signature Address Katherine E. Taylor-Brown Notq Pubic Akin County Bank & Trust P.0. Box 3677 Aspen, CO 81612 My Commission expires 12fl 9/98 1-KAiliER~513*RO~1 .. PUBLIC NOTICE RE: 520 WALNUT STREET CONCEPTUAL HISTORIC REVIEW NOTICE IS HEREBY GIVEN that a public hearing will be held on Wednesday, February 8, 1995, at a meeting to begin at 5:00 pm before the Aspen Historic Preservation Committee in the second floor meeting room, City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by Gretchen Greenwood & Michael Ortiz requesting to demolish a non-historic structure and construct a new residence in its place, and to relocate the historic structure on the property approximately 10 feet to the west and to repair and rehabilitate it. The property is located at 520 Walnut Street; Lot 8 and the north 1/2 of Lot 9, Block 3, Williams Addition of the City of Aspen. For further information, contact Amy Amidon at the Aspen/ Pitkin Planning Office, 130 S. Galena St., Aspen, CO. 920-5096. s/Joseph Krabacher, Chairman Aspen Historic Preservation Committee Published in the Aspen Times on January 20,1995. City of Aspen Account .. HOMEOWNERS IN A 300 FOOT RADIUS FROM 520 WALNUT STREET 2737-073-00-019 ALICE AND WILLIAM GRIFFITH 1700 BROADWAY SUITE 720 DENVER, COLORADO 80290 2737-073-00-011 DOUGLAS P. ALLEN ALPINE PROFESSIONAL BUILDING 225 N. MILL ST. SUITE 210 ASPEN, COLORADO 81611 2737-073-08-001 BRIAN WEINER C\0 PMG 504 MILAN BLDG SAN ANTONIO, TEXAS 78205 2737-073-00-031 STANLEY AND ROSE LAURISKI P.O. BOX 803 ASPEN, COLORADO 81612 2737-074-90-101 DAVID CROUCH 101 MAPLE LANE ASPEN, COLORADO 81611 2737-074-90-204 KEN OAKES 204 COTTONWOOD LANE ASPEN, COLORADO 81611 2737-074-90-202 LESTER HAUER 202 COTTONWOOD LANE ASPEN, COLORADO 81611 2737-074-90-200 DOUGLAS DRISKELL 200 COTTONWOOD LANE ASPEN, COLORADO 81611 2737-074-90-205 PATRICIA AND RICHARD SZEWZUK 2975 SEAHORSE AVE. VENTURA, CALIFORNIA 93003 .. 2737-074-90-207 BEVERLY ANNE CAMPBELL 207 COTTONWOOD LANE ASPEN, COLORADO 81611 2737-074-90-206 LEE MILLER 4909 S. ALBION ST. LITTLETON, COLORADO 80121 2737-074-90-303 DAVID WEISS P.O. BOX 11911 ASPEN, COLORADO 81612 2737-073-00-045 CLURE W. BENNIS P.O. BOX 4618 ASPEN, COLORADO 81612 2737-073-00-051 DOUGLAS AND BARBARA SHEFFER P.O. BOX 250 ASPEN, COLORADO 81612 2737-073-00-026 ROBERT L. ZUPANCIS 511 RACE STREET ASPEN, COLORADO 81611 2737-073-00-025 MICHAEL ORTIZ AND GRETCHEN GREENWOOD P.O. BOX 10599 ASPEN, COLORADO 81612 2737-073-00-020 2737-073-00-021 2737-073-00-022 2737-073-00-023 2737-073-00-024 2737-073-03-030 ANGELINA M. GRIFFITH 530 WALNUT STREET ASPEN, COLORADO 81611 .. 2737-073-00-020 ESTATE OF JOE MUHICH C\0 ANGELINE GRIFFITH 530 WALNUT ST ASPEN, COLORADO 81611 2737-073-00-042 JON BUSCH 548 RACE ST. ASPEN, COLORADO 81611 2737-073-00-046 WARD AND ELIZABETH HAUENSTEIN 535 SPRUCE STREET ASPEN, COLORADO 81611 2737-073-02-047 MARGARET ANN AND DAVID HARRIS 533 SPRUCE ST. ASPEN, COLORADO 81611 2737-073-00-027 ELLA V. SKUFEA P.O. BOX 124 ASPEN, COLORADO 81612 2737-074-90-308 MARY FRANCIS POWELL P.O. BOX 9726 ASPEN, COLORADO 81612 2737-074-10-015 DIANE AND TONY RUTGERS 512 SPRUCE STREET ASPEN, COLORADO 81611 2737-074-10-013 MAX AND ALICE VAUGHN 3221 E 1\2 ROAD CLIFTON, COLORADO 81520 2737-074-19-001 JOHN ERSPAMER AND MARCIA POUTOUS 534 SPRUCE ST #1 ASPEN, COLORADO 81611 .. 2737-074-10-031 JEFF TASSE MARY MCGUIRE KELSO TASSE C\0 LINDA DETERS 2372 112 RD CARBONDALE, COLORADO 81623 2737-074-18-001 DONALD LEE DELISE P.O. BOX 345 WOODY CREEK, COLORADO 81656 2737-074-90-301 DONALD S. WEISS P.O. BOX 11911 ASPEN, COLORADO 81612 2737-073-66-201 ALAN GREENWALD PINE BROOK TIRE CO. 295 CHANGEBRIDGE RD. PINEBROOK, NJ 07058 2737-073-66-202 JOHN J. JR SARNO MARY ANN MCQUADE 49 APACHE WAY TEWKSBURG, MA 01876 2737-073-66-203 JANICE BECKER THOMAS RESTAINO 72 ALDER AVE. SAN ANSELMO, CA 94960 2737-074-27-001 CENTENNIAL-ASPEN A LIMITED PARTNERSHIP 100 LUKE SHORT CT. ASPEN, CO. 81611 2737-074-90-208 CHARLES M. KELLY DEBORA DYKES 00208 COTTONWOODS LANE ASPEN, COLORADO 81611 .. 2737-074-09-012 STEPHEN F. ARTHUR P.O. BOX 4871 ASPEN, COLORADO 81612 -- Mâ€ž Râ€ž J. PECK COâ€ž, L. RIDLING, JE~ B. A NEW YORK GENERAL I:' Al:;: TNEI:;~ P RIDLING, MINFAM 9 OGDEN ROAD 1110 STONYBROOK DRIVE SCARSDALE, NY 10583 NAPA, f. 6 94558 l.,11 I BARRETT, WILLIAM A. AND SANDERS, RICHARD ALLEN , PRIMIANI, MARC S. 2029 CENTURY PARK EAST. 408 2041 BROOKHIGHLAND RIDGE LOS ANGELES CA 90067 BIRMINGHAM, AL 35242 COATES, JOHN J. JR. 4, DIXON, DONA J. COATES, MARY ANN DIXON, KATHLEEN A. P.O. BOX 25277 924 VINE STREET OKLAHOMA CITY, 0 K 73125 ASPEN, co 81611 U MIRIN, BERNARD HABBERSTAD, PAUL Pâ€ž0. BOX 7681 P.O. BOX 8091 ASPEN, CO 81612 #j ASPEN, co 81612 HUNTTING, STANLEY R. SPEER, CHRISTINE HUNTTING, MARGARET A. 4655 PLEASANT RIDGE ROAD , p.0. BOX 2894 BOULDER, CO 80301 U ASPEN, C 81612 LARSON, WENDY L. NUGENT, THOMAS A. 98 GLENN DEE RD., #9 927 VINE'STâ€ž -ASPEN, u- 81611 ASPEN, co 81611 fÂ·' n 2.j KEMP, CHARLOTTE LEIGH KERR, MICHAEL K. BOYD, MARY LETTA Pâ€ž 0â€ž BOX 7128 ' P.O. BOX 87 ASPEN, co 81611 - ASPEN, CO 81612 CARDER FAMILY INSURANCE PARTNERSHIP .4 MOORE, THOMAS P. WALTERS, AMY CARDER - C/O MOORE, TERRY L. 40 MULE DEER TRAIL C/O 102 RAMA ROAD LITTLETON, f'If"1 80127 BEAVER FALLS, PA 15010 -4-/ LADIN, LAW RENEE L. PILATI, SALLY R. P.O.BOX 11630 3704 MACKEY COVE DR PENSACOLA FL 32514-8152 1Â·Â·1 0 1 Lâ€ž 1'1 1, co 8101.- ../ MARCELO, RUEL O. LAPIN, RICHARD M. 300 PUPPY SMITH; SUITE 205-204 P.O. BOX 8313 ASPEN, co 81611 ASPEN, co 81612 BUNEVICH, PETER JAFFE, NORMAN 14 BUNEVICH, BRIGITTE 5301 CRACKER BARREL CORWITH ROAD COLORADO SPRINGS, CO 80917 BRIDGEHAMPTON NY 11932 AIR HOST, INC.- dIENER, WILL]:AM B. JR. ~ 333 TEXAS, STE. 2375 1355 LYNIFIELD ROAD; SUITE 205 SHREVEPORT, LA 71101 MEMPHIS, TN 38119 CANTER, JERRY - FREI, MURIEL CANTER, MARC E. P.O. BOX 50443 P.O. BOX 2171 SANTA BARBARA, CA 93150 ASPEN, l., l., 81612 WIENER, WILLIAM B. JRâ€ž . GOLDHAMER, THERESA W. 333 TEXAS; SUITE 2375 95 SOUTH JERSEY STREET SHREVEPORT LA 71101 DENVER, CO 80224 BERNARD, SUSAN BITTNER, SHIRLEY MARIE 9 945 VINE STREET 563 BETHANY CURVE ASPEN, L, U 81611 tb,6, SANTA CRUZ, CA 95060 MACGILL, SUZANNE B. LAIRD, DR. LOMA L. P.O.BOX 2051 4920 NE STALLINGS DR. ASPEN, (.0 NACOGDOCHES, TX 75961 81612 9 'r, v 1 1 1 M PARKER. ALEXIS 0,,-% wo, ALBERT G. JR. BYRUM, PATRICIA 1004 LEATHERWOOD CIRCLE 901 SW 5TH PL FT LAUDERDALE FL 33312 MARTINSVILLE, VA 24112 SHERMAN, YONEKO SUZUKI CHRI STENSEN, CAROLINE I. P.O. BOX 7928 720 EAST DURANT AVE. ASPEN, co 81611 ASPEN, fÂ·% f. 81612 -7 SHERMAN, YONEKO SUZUKI MENDELSON, MEL I. -f MENDELSON, ROBERTA L. P.O. BOX 7928 5412 FRANCISCA WAY AGOURA HILLS, CA 91301 , ASPEN co 81612 --1-1- LAI, RICHARD TSENG-YU AND MC CARTHY, KEVIN J. LAI, BARBARA ELLEN 5731 E. VOLTAIRE 330 E. 38TH ST.; APT. 16J SCOTTSDALE AZ (3 J.... J Â·t NEW YORK, NY 10016 RAUCHEN3ERGER, CARL CARLSON, MATTHEW W. - RAUCHENE(ERGER, MERILYN 1480 LAKE SHORE DRIVE 1003 VINE 81611 BARRINTON, IL 60010 ASPEN, uw MC Â·DONAGH, THOMAS G. JENNINGS, RICHARD M. GENDELS, JOEL M. 340 Wâ€ž 57TH ST.; SUITE 10P 1004 VINE.STREET NEW YORJ<, NY 10019 ASPEN, 60 816Â·11 . GUNDAKER, GORDON S. REAL ESTMTE CO 2458 OLD DORSETT RDâ€ž; SUITE 300 ST. LOUIS, Mo 63043 BASS, RAIFIEL P.O. BUX 611 MAYNARD, THOMAS E. {... C.. ASPEN t., J 81612 112 VINE STREET ASPEN, co 81611 w HUNTER CREEK 1045 PARTNERSHIP A MINNESOTA GENERAL PARTNERSHIP 4428 YORK AVENUE SOUTH NICHOLS, MARTHA A. u MINNEAPOLIS, MN 55410 P. O. BOX 3744 ASPEN co 81612 STANLEY, NANCY C. 950 N. KINGS ROAD #120 CHAPMAN, HARVEY G. JR. AND RUTH J. Â·~, WEST HOLLYWOOD, CA 90069 5415 ENCINO AVENUE --- ------ - --- - ----- ENCIND, CA 91316 LEONARD, LINDA UND. 1/2 INT. CHAPMAN, KEITH. KAREN & KATHY UND. 1/ 8435 SOUTH "A" STREET BETTIO, JACK A. 4 . 0 TACOMA, WA Q8544 3875 RIDGEWAY ROAD LAKEHURST, NJ 08733 MDK-ASPEN ASSOCIATES MERANZE, WALKER C/O 6234 PIDCOCK CREEK RD. r R.S.L. REALTY, INC. NEW HOPE PA 18938 1899 N. E. 164TH STREET NORTH MIAMI BEACH FL 33162 w MAGIDSON, JAY M. MAGIDSON FINE ART -C/0 520 E COOPER AVE PRYMAK, BILL I. f..... fic>FEN co 81611 1530 WEST 10TH. AVENUE - BROOMFIELD, co 80020 , WOLOSHIN, MEL.VYN A. -C,Â· WOLOSHIN, ROBERTA S. P.O. BOX 7107 SMITH, NANCY ROSS . WILMINGTON, DE 19803 P.O. BOX 185 FOREST HILL, MD 21050 . WIMBERLY, THOMAS FELTON III P.O. BOX 761 KENWOOD, JOEL D. BIRMINGHAM, AL ..V'...'.>'., .1 I .50 ....01 2531 NW 59TIÂ·Â·1 ST -- ~~ BOCA RATON FL 33496 BARNARD, WILLIAM C. (/0 ZAP HEALTH CLEANING PO BOX 8313 HOUSTON, DOUGLAS J. , ASPEN co 81612 1683 BOLTON WALLED LAKE, MI 48088 PAULSON, WILLIAM T. P.O. BOX 7693 .. County of Pitkin > > SS. AFFIDAVIT OF NOTICE BY State of Colorado > POSTING OF PUBLIC HEARING FOR A PITKIN COUNTY DEVELOPMENT PERMIT The undersigned, being first duly sworn, deposes and says as follows: I, dO[406 OftÂ«,wood being or *epresenting' an Applicant for a Pitkin County Development Permit, personally certify that the attached photograph fairly and accurately represents the sign posted as notice of the public hearing on this matter in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the sign was posted and visible continuously from the 307% day of JAA/2/01 V , 199*, to the Â»175 day of --tbbr Â»w %2 , 1995. (Must be posted for at least 15 days before the pub lib hearing. C - -licant7-s 'Siorfiitufe Â£ 9 Subscribed and sworn to before me ~~~~==~ :=,=,i~ this 60 day of lixÂ©nou, 1935 9.1. NOnCE ~ | \ <~ WITNESS MY HAND AND OFFICIAL SEAL. PLACE ;12$@t PURPOSEE Â·- MY COMMISSION EXPIRES: 557 auv~ . Notary Public's Signature Address Katherine E. Taylor-Brown Notary Pubic Pitkin County Bank & Trust P.O. Box 3677 Aspen, CO 81612 . '. My Commission expires 12/19/98 - KATHERINE E. TAYLOR-BROWN NOTARY PUBUC, STATE OF COLORADO .. SIGNIFICANT DEVELOPMENT OF HISTORIC RESOURCES APPLICATION CONCEPTUAL REVIEW Attachment 2 1. Applicant's Name and Address: Gretchen Greenwood-Ortiz and Michael Ortiz 520 Walnut Street Aspen, Colorado 81611 303-925-4502 Representative/Owner: Gretchen Greenwood-Ortiz 2. Street and Legal Description: 520 Walnut Street Aspen, Colorado 81611 Lot 8 and the North one-half of Lot 9, Block 3 William' s Addition to the City ofAspen 3. Attached to the application is a copy of the disclosure of owner ship ofthe parcel as Exhibit A. 4. Attached to the application is Exhibit B, the vicinity map locating the subject parcel within the City ofAspen. A neighborhood vicinity map showing the relationship of this parcel to the neighborhood will be presented at the hearing. 5. Attached is the written description of the Conceptual Development Plan proposal and an explanation ofthe development. The graphic representation ofthe proposed development is attached with Attaohment 38. The compliance with the Review Standards is attached as Attachment 4. page 1 I~ USAET)~l~Z~l~Â£~lm R]RM 1) Project Name GREENWOED- CE-T/- Z REG IDE~I--6 2, p=deck= ~iccasm 59-D WALNLIT fl- LdTO,f\ND -FrE NORTH ONE-UfÂ¥(-F oF 667 9 8Â£-OC-6 5 Wdete street aalress, lot & block 6/70 or /15/*4/ appropriate) 3) Present Zoning ~- 12 4) Iot Size 5, eaN 5-Â¢. r#. 9 }mUCMes Uame, Maxess 6 2Â£*B # mictmet / 49/im-(172* 0Â£772 52-0 leal nust St z A,pon, CD. 8/le 11 . 925 Â· 9-ODA 6) Represeltative's Nana, Miress & Rjaie # 4*2927237V Â£2/22FA'ttead) 04*2 93_0 U41 rtut *t *pen 94.5 - 4501 7) Type of Application (please check all that apply): Conditional Use Conieptual SPA V Conceptual HistÂ¤ic Dev. Special Review Final SPA Final Hist=ic Dev. 8040 Greenline ,-. Conceptual POD Minor Historic Dev. Stream Margin Final POD - Historic Demolition M:xmtain yiew Plane - Subdivisirn ,-' Historic Designation Conchninitimization Te)(Vbfap Amerxh~it - GI* Allotment Iot Split/Int Line - QUS Eloemption Adjustment 8) Description of EXisting Uses (Immber and type of existingÂ· structures; apprucilnate sq. ft.; râ€¢mh,r of bedrooms; any previous approvals granted to the property). -Two FrlyTINa yrtu <7442-6 4 SUED = 418 1 59Â·19- EUS#Nce mA-10 UouSE 64 3 t~ol/0,Â«)2 1,90,4 5Â¥. h. 9, Descril*ion of DevelcimerÂ¢c 49Ucation -73*d fil 577* 6 3 21/ 42 9-7 59 Â· 7* bu. Clt~ CLLAN *Ni Â£ 61*Ul,< 10) Ilavkou attached the following? |/ ,.Response to Attachment 2, Minimmt Suhnission Contents 6*~*FEE<cise to Attadment 3, specific Stxnissian Contents 1/ Response to Attac=hment 4, Review Standards for Your Application l1lllll SUPPLEMENT TO HISTORIC PRESEFFATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear. fully_labeled drawings must be submitted in a format no larger than 11'x17% OR one dozen sets of blueprints may be submitted in lieu of the 11"x17" format. APPLICANT: mic#mu- ornit coce-at84 att]ED lUOOD-OE:111 ADDRESS: 560 W AL.Nlfran fg>EN i Co. 81U U ZONE DISmICT: 16 U - LOT SIZE (SQUARE FEET): 5, 08 5 64Â· 6.- EXISTING FAR: a, a L+7 661. * Â· ALLOWABLE FAR: -3, /35 51. 6. PROPOSED FARY 4 3, /35 05 A. 79- EXISTING NET LEASABLE (commercial): NIA PROPOSED NET LEASABLE (commercial): EXISTING % OF SITE COVERAGE: 09 9 99 PROPOSED % OF SITE COVERAGE: 4&-0/0 EXISTING % OFOPEN SPACE (Commercial): N /A PROPOSED %0FOPEN SPACE (Commer.): Nj A \ knat:xyg#: tiblot EXISTING MAXIMUM HEIGHT: PAncipal Bldo.: 2/ - 0 PROPOSED MAXIMUM HEIGHT: Pt\ndog ada.VlE 18 78 60 1 1 Acces.va*. / 6 CO PROPOSED % OF DEMOLITION: 4. 900/0 EXISTING NUMBER OF BEDROOMS: PROPOSED NUMBER OF BEDROOMS: ~ EXISTING ON-SITE PARKING SPACES: ~ ON-SITE PARKING SPACES REQUIRED: SETBACKS: * 9(c. dllih~J *wacp -i-0 1.Il~(h,4 ' P*ed- EXISTING: &41 D" ALLOWABLE: , PROPOSED: Front: Front: /0 Front: Rear: litioâ€ž Rear: /Of 5 ' Rear. Side: Side: Side: Combined Front/Rear: 40' Combined Frt/Rr: Combined FronVRear: EXISTING NONCONFORMITIES/ ENCROACHMENTS: VARIATIONS REQUESTED (elioible for Landmarks Onlv: character comoatibilitv linding must be made bv HPC): FAR: Minimum Distance Between Buildings: SETBACKS: Front: Parking Spaces: Rear: Open Space (Commercial): Side: Height (Cottage Infill Only): Combined Frt./Rr: Site Coverage (Cottage Infill Only): .. Attachment 2 Written Description of the Proposed Development The entire proposed development includes the relocation and restoration of a Victorian miner's cabin, the demolition of an existing two story detached, two family building and the construction of a two story, single family residence with an Accessory Dwelling Unit. The relocation ofthe miner's cabin with a requested front yard setback variance has been submitted under a separate application. In addition, the property has applied for Historic Landmark Designation, which is currently in the process ofbeing completed through the HPC process. This conceptual application is for the development review of a new single family residence on the property. The following are the zoning requirements on the property: ZONING REQUIREMENTS FOR THE R-6 ZONE Zoning: R-6 Existing Lot Size: 45 Feet X 125 Feet = 5,625 Square feet Allowable FAR: 3,135 Sq. ft. Front and Rear Yard Setbacks: Minimum of 10 feet/No less than 30 feet 5 feet for the Garage at the Rear Yard Side Yard Setbacks: 5 feet with a total of 15 feet Maximum Site Coverage: 42.5% of2,390 Sq.ft. Maximum Height: 25 feet Off Street Parking Requirement: 1 per Bedroom. 520 Walnut Street lies between Walnut Street to the west and the alley to the east. The main entry and front yard will be offWalnut Street and the access to the garage will be from the alley. In a separate application, we have asked to move the old miner's cabin into the front yard setback, by eight feet, so that this new house development does not phyqically touch the old building. This variance will allow the miner's building to sit apart from any new construction, as it has for the past 100 years. The proposed development Ull build a three bedroom house, with an accessory dwelling unit, for a total square footage of 2,854 square feet. The redevelopment ofthe miner's cabin will use 281 square feet ofthe available floor area. The total new constructed square footage including the miner's cabin willbe 3,135 square feet. A two car garage and two off street parking areas will be provided on the property, in order to meet the parking requirement. As indicated on the proposed site plan and architectural drawings, the allowable floor area, the front and rear yard setbacks, the side yard setbacks, the site coverage, and the parking requirements, all comply with the Zoning Regulations. No variance requests are being asked from the HPC for this development application. page 2 .. The proposed architectural design ofthe new residence has been developed to be sensitive in form, mass and scale to the detached Victorian miner's cabin on the property. The existing miner's cabin is a simple rectangular building with a gable roof and a steep 12/ 12 roof pitch. This rectangular form and gabled roof, unadorned with complicated dormers has determined the design direction for the new building. The architectural concept is to utilize the simple forms ofAspen miner's cabin architecture, yet modernize it for contemporary use. The building has been designed to create a building that is visually broken into four building masses (not including the miner' s cabin) with roof links that serve to create a concept of a compound of smaller buildings on the property. The buildings are simple and rectangular in form, without typical Victorian detailing or accessories such as turrets, dormers, gazebo porches and bay windows. The roofline ofthe building is varied, utilizing simple miner's cabin architectural features such as a 12/12 gabled roof, a shed roof, and a flat roof The use of different rooflines in this design allow the building to appear as separate entities. The eave depth will be detailed to match the depth of a Victorian building of approximately 8" and the profile will be narrow to match the typical eave profile ofthe old miner's building. Like the varied rooflines on the proposed building, the building materials will also vary. The garage structure will have antique barn siding. The main building will have a 1 x 4 horizontal lap si(ling. The different roof lines will also have a variety ofmaterials. The garage structure will have a rusted corrugated metal material, while the main building will have an asphalt roofing tile. The variety of materials will further delineate the building as separate forms, thus giving the appearance that the building was constructed at different times. page 3 .. Attachment 3a Specific Submission Contents: Conceptual Development Plan for Significant Development to Historic Landmark 1. A sketch plan ofthe proposed development is attached as the following exhibits: Exhibit C: Existing Site Improvement Survey (This survey shows existing buildings, setbacks and encroachments.) Exhibit D: Site Plan ofthe Proposed Development (This site plan shows the proposed new building, the relocated miner's cabin and proposed setbacks and no encroachments.) Exhibit E: Main Floor Plan Exhibit F: Upper Floor Plan Exhibit G: RoofPlan Exhibit H: South Elevation Exhibit I: East and West Elevations Exhibit J: North Elevation 2. The conceptual selection ofmajor building materials for the development will include the following: Victorian Miner's Cabin: The existing siding will be reused(where applicable) . On three sides, the si(ling is lx4 wood bevel siding, on one side, the siding is a varied width ofvertical wood siding. Tile old doors will remain including the old window ( ifpossible) and new double hung windows will be added to match the old windows . New Main House: The main house is brokin into 4 building masses that are attached by varying rooflinks. They are as follows: 1. Entry form: The siding will be rusted metal panels with rusted metal roof The windows will be metal clad on the exterior. 2. Main house with two gables: The siding will be lx4 wood bevel siding and the roofwill have asphalt si(ling. The windows on the main house will be metal clad on the exterior. 3. The link between the Main house and the garage form will be rusted metal siding. The roof is flat and will be constructed out of a built up membrane with gravel. 4. The garage will have antique barn wood siding with the roof a corrugated rusted metal. The windows in the garage will be wood on the exterior.. page 4 .. 3. The proposed development has been designed to be sensitive to the Victorian miner's cabin that is being restored on the property. The Main house and the old miner's building will be separated by 12 feet-6 inches. The form ofthe old building, the steep roof line and natural materials have established the direction for the design of the new structure. 4. This development application falls under category 'e', which reads: The development ofthe site of an Historic development which has received approval for demolition, when a development plan has been required by the HPC pursuant to Section 7-602(B). page 5 .. Attachment 4 Review Standards: Development in H District and all Development Involving Historic Landmarks a. The proposed development is compatible in character with designated historic structures located on the parcel. The new structure has been designed to follow the same building form, steep rooflines and simplicity that is so unique about the old miner' s building that shares this property. b. The proposed development is consistent with the character ofthe neighborhood. The character ofthe immediate neighborhood is new construction as ofthe 1960's and 1970's, including large apartment and condominium developments. The two bordering properties, to the north and south are potential large sites for redevelopment. The miner's cabin at 520 Walnut Street is the only old building in the neighborhood that defines a sense ofhistory in the neighborhood. The development that is being proposed here, is to restore the miner's cabin and use these design parameters ofthe old building for the new structure, thus further enhancing the importance ofthe old miner's cabin, and establishing a neighborhood character. c. This proposed development enhances the historic and cultural value ofthe designated historic structure on the parcel. The new development does not physically touch the historic building that is on the same property, therefore the historic value ofthe old building is maintained through this development plan. d. The proposed development does not detract from the architectural integrity of the historic structure. The new structure will obviously be a newer contemporary version of a miner's era building. Thus the development restores and delineates the real old building from the newer construction on the site. page 6 GENERAL WARRANTJVIEED Carl D. Reich, whose address is R 6.-2>0% i 461 7>ALISAot Le 31 Sala , for the consideration of Ten Dollars ($10.00), in hand paid, hereby sells and conveys to Michael Ortiz and Gretchen Greenwood, as Joint Tenants, whoseaddressis 500 LC>Aiou-r tfC, Asee-N>, 0 0 SIU> 11 , the following described real property in the County of Pitkin, State of Colorado, 10 Wit: PARCEL 1: A part of the NE1/4 SW1/4 of Section 7, Township 10 South, Range 84 West of the 6th P.M., described as follows: Beginning at a point from which Corner No. 22 of Tract 40 in said Section, according to the Independent Resurvey thereof, bears South 03Â°04'26".West 234.feet; thence South 45 feet; - thence East 125 feet; thence North 45 feet; thence West 125 feet to the point of beginning. ALSO KNOWN AS: LOT 8 AND THE NORTH ONE-HALF OF LOT 9, BLOCK 3, WILLIAMS ADDITION TO THE CITY OF - ASPEN. with all its appurtenances, and warrants the title to the same, subject to and except for: 1. General taxes for 1994 and thereafter; 2. Right of the proprietor of a vein or lode to extract or remove his ore therefrom, should the same be found to penetrate or intersect the premises hereby granted as reserved in United States Patent record- ed December 24, 1901 in Book 55 at Page 116; 3. Right of way for pipes and mains across the Smuggler Ranch by Deed recorded March 18, 1885 in Book 24 at Page 59; and 4. Right of way for Pole lines and wires across the NE1/4 SW1/4 of Section 7, Township 10 South, Range 84 West of the 6th P.M. as .;et forth in Deed recorded January 20, 1887 in Book 29 at Page 582. 561-1 18/7 ' K Per- 357 1 .. all reference being to the Pitkin County, Colorado real property records. SIGNED this Jec' day of rh A Ll , 1994. 01 6 1 >-44 * / Carl D. Reich STATE OF j,t,Le CA Do) ) SS. COUNTY OF 7IT t<_i,3 ) -Act The foregoing instrument was acknowledged before me this 01 - day of #PR A 4 , 1941, by Carl D. Reich. WITNESS my hand and official' seal. My commission expires: (SEAL) J4 5' dill<40 - Notary Publi* /9.- .-CX 4 / 0 01. H.:22â‚¬X t.7 v/' ty. 40-rAR>Al ~ rtich\gwd P / 1Â·' ln~l - 0 b.-*p U BLI c/Ff My Commission Expires April 22,1998 2 . 1 1 . 1 0 24 \ ,. 0 95~411<BalmmE:13 la. :%7., c.-ch . Gap l E--\ ./.' - ) *mmu Â· ,.- Â· 3 ti,-aC.. \4 JIWOMENI 11!112 lil[Ir] ,, :Â£' LEL \-3 Â·'rronÂ· 1011}1~i=Â§ muilin * iw, 6 Ir\. 11 9 . j Wr UWAD GIÂ¢[D'[ER]:MED:milm EXTEII,INT&#,gRUM.Muelm,illmIGIiDI~mii&~ -O fl QIL-ile EilÂ¥ I,ili~mmBIFI[*IE-13*VT[Jajetill. ullÂ£lw willIi'il*twi Ililillill 11*lilli!Ilill; fÂ£20 -- -C 0 hEII] m#Im ImmmÂ·1[ImIm ON[m*GIE] lij28 {Evi . #59Â£/ke- i , Elli! %lili.EE=R El,1= mie.[Im. 1 F 1.2 03 /i.3 j/.*@ / /1/ #@iiiI i1111'41 rd C.Â£/1-1 . -- - xO%2, - . ./. - I :. -- / f Me Xma -19,7/0 - . .. 1 .. % ~ Fiamn 4. ijx . Itt. 19 2/9 =0- ' EXH/8/-7- 8, f -/ t. .UtilsÂ· ...4' .,~Â·91.'*71 ...., ' 'ef 0 - M.I. . I 0 1 -r. .. / Jr' ' 1. // 4 1 i . ,Â¢21,2 i 1 . / . 1 / T )520,45Â£92,69 HOUSE ' 2 / . CONC. . 1 ' DRIVE +9 ofer \, E . Â¢ A - /4 0 - -YL., 1 U -. - - - 1 --Â· -4 .. ji , N *M j gb 03 / T- --- . SP IKEI~ .~ '' 1 O,6 .... Sk-- -- --- ------1 -r-- N 9000 00 -W 125.00'-1 , _,SP KE - / ;f- ENCROACHMENT , 1 \ / 1 0 1 - - li .1. 12.5 7 / 71 --- 1 %, r 1 t EAVE 115.4 / i/ . . . .1 ./. Im 311Â£Lit 11 0,0,1 / C - --.li A 21 3 N 22. I 0/7 - 0 1 / . EE. Â· A I 'Cr'MINEÂ» '/12 / : .1 - ' iN N . .. /1 9*1Â»061.Â«K ~* OLD THORUYSE *~ L'__9 - -- Â«FU,Al * -f, 0% AR<*p*H*7 2 PARKING ~- 1 \ .. \ .00 [c/*1 H < - .. 1 1/2 STORY HOUSE 6 ,-C 14.4 '/ > OE v Â¢ 6 1 0 / 1 r: 111 . ~,Â·~1 1 12.0 ~ 9 ,-PEAK 114.70 ' 1 _ / '4911 : 03. .001 r -- m i / L 15,2 10.2 O <-EAVE 107.* l 0. 8 .Â· 1 . t \ 1 1 49/WIP... -I- 0-- DECK .-I il ' I 0 .Â·Â·..% ' ' 1 918 I. 7 L m ENTRY TBM 100 - wOOD WAL*7'~ .-- , '. 1 I. 9-,2 .. h ,Â·4 / 24.0 ' / i 2% Â¢ â€¢ .: -- C.. i Â· PARKING . I '20 1 - vic - ... 3/ . 1 : 0 1 : h. . ALUM~~~ - CAJ' T-71 -- -- --L . \99\ p 4/0.M 0 19" . n.... ./ 0 9184 Â®84 -* N 90'00'00-E 125.00' IA Â·Â·hÂ· / /-' A : 39 1 ... l a HOUSE I '.). I ' .1 1 401 41 . :'& 84 :''~Â·~.~ th I / 4 ' .:IVE 1 '44 1 . ./... , U.1 1 1 114 167 LO ' -1 Mr"VPM#lfrett gvvi- -- - - --- __ ,_1*<H [15â‚¬E Â£51- /1 Al . - li -1. I. 4.0.4/' 1 2 . ~1 STAIRS 3.00.00.00 .. Partial Demolition Application Attachment 2 1. Applicant' s Name and Address: Gretchen Greenwood-Ortiz and Michael Ortiz 520 Walnut Street Aspen, Colorado 81611 303-925-4502 Representative: Gretchen Greenwood-Ortiz 2. Street and Legal Description 520 Walnut Street Aspen, Colorado 81611 Lot 8 and the North one-half ofLot 9, Block 3 William's Addition to the City ofAspen 3. Attached to the application is a copy ofthe disclosure of ownership ofthe parcel as Exhibit A. 4. Attached to the application is Exhibit B, the vicinity map locating the subject parcel within the City ofAspen. A neighborhood vicinity map showing the relationship ofthis parcel to the neighborhood will be presented at the hearing. 5. Attached is the written description ofthe demolition proposal. The proposed development plan for this property is being submitted with this application as the Conceptual Development Plan. The specific submission contents is submitted here as Attachment 3. The review standards for demolition applications is submitted here as Attachment 4a. page 1 .. Attachment 3 Specific Submission Contents: Application for Partial Demolition 1. The name of the structure proposed for demolition is the Principal building of 520 Walnut Street. 2. The principal building proposed for demolition was built in the 1960's. 3. This building is not suitable for rehabilitation based on the following report: This report is prepared by Gretchen Greenwood, who is a licensed architect and the applicant. The existing building that is proposed for demolition cannot physically be rehabilitated to accommodate the changes that are needed for the development. The physical limitations include, the structural constraints ofthe building, the zoning encroachments ofthe building that would prevent any new construction, the existing building code violations that are extensive throughout the building and the lack ofthe building to be able to accommodate the required programmatic needs of our family, the design of those functional needs, and the structural requirements ofthose needs. The development proposal calls for building a two car garage offthe alley on the east side ofthe property. Currently, the building encroaches into the side yard setback by 1 foot. The construction of a garage would require confonning to the 5 foot required setback, and a new concrete slab foundation is required for the garage. The existing building on the alley is a wood frame building, that encroaches into the sideyard setback and the rear yard setback, and the floor is not structurally sound in order to accommodate the weight of automobiles. It is also to small to house two vehicles. Throughout the house, there are building code violations, including egress requirements, low ceilings of 7'-0", and general run down conditions including the heating and domestic hot water system. The building currently has two bedrooms and one studio apartment. These existing functions do not accommodate our needs. page 2 .. 4. a. The estimated market value ofthe property is $480,000.00 Dollars. This is based on an appraisal that was completed on the property in May of 1994. The principal structure that is on the building was appraised at 130,000.00 Dollars. The value ofthe land is more than double the value ofthe principal structure. The structure proposed for demolition has been recognized by the appraisals as a tear down, because ofthe extensive zoning, and building code violations as well as the general run down condition ofthe building. b. There is no economic feasibility to rehabilitating or reusing this structure. c. An appraisal of the property is attached as Exhibit C. 5. A development plan is submitted as part ofthis application. See Significant Development of Historic Resources Application Conceptual Review. page 3 .. Attachment 4 Review Standards: Development in Historic Landmarks For the Review Standards ofthe proposed development, please see Page 6 ofthe attached application, Significant Development of Historic Resources Application Conceptual Review. page 4 .. Attachment 4b Review Standards for Partial Demolition 1. The partial demolition is required for the redevelopment and rehabilitation ofthe old miner's structure. It is proposed in the development plan to relocate the old miner's building in the front yard setback, in order that the proposed development does not physically link to this old building. The proposed location ofthe new building and the garage is located as far to the east side ofthe property, in order to mitigate any impact this new development has on the old structure. Ifthe existing principal building was required to be kept, the garage would have to be linked on to the old miner' s building, which is not desired by the applicant or is the best preservation ofthis unique two room miner's cabin. Through the development of the new plan for the property, the old miner's building can be saved and remain intact, and new will remain separate and apart from the historic building. 2. a. The applicant has mitigated, to the greatest extent the impact ofthe new construction on the historic miner's cabin. By demolishing the non historic principal building on the property, and developing all the new construction to the east side ofthe property, the miner's building will stand apart from the new construction and be preserved in its original condition. b. Again, through the development proposal that calls for demolishing the principal building and relocating the miner's cabin, this plan preserves the architectural integrity ofthe parcel. page 5 ATTACHMENT 1 . 1, prWedc/szma Dg-172 RESIDENG E. 2) prIfhett rocifrig~ 5 9.0 W A LN lâ‚¬E rTÂ·- LOT 8, AND-7TTE NORTH ONE -HALF DF LOT 9, BLOCk. 3 (indicate street address, lot & block Iumber, legal description where w//LL//9/725 appropriate) ADD m ON â€¢. -lA 3) Present Zoning F U' 4) Ick Size 2% 6,9 S s.0. 7* 5) Applicarrs 'game, baaress &2Â£.E # m/Ct#HL 0,7-1 2 0 0,03/trtâ‚¬N CfEENwmo -/*~ 500 WALNLEr LT. ASPEN i CO. 8/9/1 935 Â· 4-9 0 A 6) Representativels Na-, Acklress & Rione # 6Â¢Â£723#b71/ 60/EÂ»629Vu'EEMO 590 W Al N LE ST - 45PEN, CoÂ· 81U ll 7) Type of Application (please check all that apply): Conditional Use Conceptial SPA C__ptual Historic Dev. Special Review Final SPA Final IIistaric Dev. 8040 Greenline Conceptual RID Minor Historic Dev. Stream Margin ----- Final RJD 1-li~taric Demolition Mountain View Plane Subdivisicn Historic Designation Condcminiumization - Teoct/Map Amminierit aUg Allotment Iat Split/Iot Line (NOS Ebomption Adjustment 8) Description of Existing Uses (number and type of ecisting structures; approximate sq. ft.; rimber of bedroans; an, previcua awrrivals granted to the property). -rwo Fmni 01 K'661Â£>tivc e 9) Description of DevelÂ©Ement Application 5Â« uppit cuh Lt' 10) Have you attacind the following? C/' c Response to Attad=Ntt 2, Minimm Suhnission Contents 81 -isponse to Attadlment 3, Specific Suhnission Oontents 6/ Response to Attadinierit 4, Review Standards for Your Applicatian 0,0-0 SUPPLEMENT TO HISTORIC PRESERVATION DEVELOPMENT APPLICATIONS IMPORTANT Three sets of clear. jullv_labeled drawings must be submitted in a format no larger than 11"x17", OR one dozen sets of blueprints may be submitted in lieu of the 11 xl 7~ format. APPLICANT: micimiL or[12- 4 GRE[amN Ce{YINWOCD-Cril, ADDRESS: 500 WALN(Ir g- ZONE DISTRICT: 12- W LOT SIZE (SQUARE FEET): 5, u 05 9/ 'A EXISTING FAR: dhe 4-7 99 - *Â· ALLOWABLE FAR: 3, / 85 81. 4- PROPOSED FAR. - . 35*, /3 S . 54 0 09- EXISTING NET LEASABLE (commercial): N j A PROPOSED NET LEASABLE (commercial): N#A EXISTING %OF SITE COVERAGE: 1,60-1 sq. A- DR Â©99Â© PROPOSED% OF SITE COVERAGE: 4/ 4&) 6/0 EXISTING % OF OPEN SPACE (Commercial): 10'h PROPOSED % OF OPEN SPACE (Commer.): NIA / it EXISTING MAXIMUM HEIGHT: PAncioal Bldg.: K)/ - O I Arm=Ave*, / EL OU PROPOSED MAXIMUM HEIGHT: Princioal Bida.: V.VK/21 704* ' /Accessorv BIda: /~ LOW D/ PROPOSED % OF DEMOLITION: 1 0090 * Fl-,Fi,pul 8 61 On 19 (10 /O EXISTING NUMBER OF BEDROOMS: < 4/' PROPOSED NUMBER OF BEDROOMS: EXISTING ON-SITE PARKING SPACES: / ON-SITE PARKING SPACES REQUIRED: / A SETBACKs: 1Â¢ 3 66 da 6,4 4 #Uittvt,kjk '67 4/j WAje 1 poff,Cd EXISTING: ; . ALLOWABLE: / PROPOSED: Front: 64-0 Front: /0 Front: 11.5 ' Rean 1 4-'-04 Reac /07 5' Reac 071/1 â‚¬2 Side: 4/ 1 G i Side: 5'/ Â£ 9 Side*. S 7 74 : Combined Front/Rear: 40' Combined Fri/Rr: Combined Front/Rear: . 4-1 EXISTING NONCONFORMITIES/ 56Â¥1> ack ENCROACHMENTS: VARIATIONS REQUESTED (eliaible for Landmarks Onlv: character compatibility finding must be made bv HPC): FAR: Minimum Distance Between Buildings: SETBACKS: Front: Parking Spaces: Rear: Open Space (Commercial): Side: Height (Collage Infill Only): Combined Frt./Rr: Site Coverage (Cottage Infill Only): GENERAL WARRANT~ED Carl D. Reich, whose address is P. 6.-20 1 461 7AL, SADZ Le 31 bala , for the consideration of Ten Dollars ($10.00), in hand paid, hereby sells and conveys to Michael Ortiz and Gretchen Greenwood, as Joint Tenants, whoseaddressis 500 LOAL,ouT ST, A 57/10, 0 0 31611 - , the following described real property in the County of Pitkin, State of Colorado, to wit: PARCEL 1: A part of the NE1/4 SW1/4 of Section 7, Township 10 South, Range 84 West of the 6th P.M., described as follows: Beginning at a point from which Corner No. 22 of Tract 40 in said Section, according to the Independent Resurvey thereof, bears South 03Â°04'26" ,West 234.feet; thence South 45 feet; thence East 125 feet; thence North 45 feet; thence West 125 feet to the point of beginning. ALSO KNOWN AS: LOT 8 AND THE NORTH ONE-HALF OF LOT 9, BLOCK 3, WILLIAMS ADDITION TO THE CITY OF ASPEN. with all its appurtenances, and warrants the title to the same, subject to and except for: 1. General taxes for 1994 and thereafter; 2. Right of the proprietor of a vein or lode to extract or remove his ore therefrom, should the same be found to penetrate or intersect the premises hereby granted as reserved in United States Patent record- ecl December 24, 1901 in Book 55 at Page 116; 3. Right of way for pipes and mains across the Smuggler Ranch by Deed recorded March 18, 1885 in Book 24 at Page 59; and 4. Right of way for Pole lines and wires across the NE1/4 SW1/4 of Section 7, Township 10 South, Range 84 West of the 6th P.M. as set forth in Deecl recorded January 20, 1887 in Book 29 at Page 582. Exttt871- 'A PCI- 33 11 .. all reference being to the Pitkin County, Colorado real property records. SIGNED this r2-1 day of rÂ¥\ A Lt , 1994. 0._j A I >442-1 Carl D. Reich STATE OF L,Le tia De) ) SS. COUNTY OF 7,T Li,3 ) rd(Â£ The foregoing instrument was acknowledged before me this J - day of 1'Â¥1 ALÂ·~ , 19 4,1, by Carl D. Reich. WITNESS my hand and official seal. My commission expires: (SEAL) J 4 3Â· 4-ki Notary Publi~ 0 ZE ~ 6- H.JÂ».\ ~...19~3 ~'~6OYARY rtich\:wd r. 0 ' -- VÂ· 7\PUBLIC \44\. My Cum,â€ž62;wi, Expires Ap:H 22,1998 I ./Â·er,-r, 2 *2115: i. N -05 11-2- . -1 Emm - 6 1 . 1 f Â£/40"1...0< -1-=*=:3: 1 9\ .0 , . .-- I o i K.\* El'....~ 0 -1 A. 1 0 1 ...... aâ€¢â€¢ . \*r t.srgâ€¢c oermirs, I/â€¢a=ic=Ban,â€¢ .. 4.--4-. e . â‚¬62 am, . 1 -he m-. e A unuto miz:o [IliuoI-=E--23 t=:Ap ..:C: d \A. f ,PIUME:3 JINES IiÂ® 1,1.U 04 Â·Â·5' 1 - kÂ· I -I. I /. 3 A- - (1 Â¥W:I:i';-'3:5 Jim; mohm':11]2 rimrm m:R. e 1 I. I . Â· Â·-1 v.:HIC.m;11,1: Â·:1!110!tt-#!11I11[1 [Clilm GE*ID Illitim, iv..204ll 11#@irlÂ· Â· . - Wful EW!1!; i~EURIT: :!IWITI] mT[B [[IWT JIE! ED!19 {El]In ililmml ., Â· n nÂ·,iÂ·:ir ,--â€¢ p r-Wi,1 di. I.:146Â· dilkw Ilp11191 Samp.Qk.; CU It]#1:lu ' . 11 . ==t. 4 | 0- w _*-1[Ii611112]Â·1]Im]11 {INiAi!,aii,Gaim ' Â· IEr., E. -- .. *IL#%~ *Â°lIZ~gmmuF:F~HiE~*f,gmm i Eimlll[~116Di -- 3 - ~Â£ -0 - â‚¬ aff?1111 &111*1 Itilla.11111111,6!11*[ltly 122&]JÂ·yl.11.-1Â·lbillili, 11111:ly Wkilli 11&1119! Ilimml l!*lum"il'; - ,520 i 0 pER NE [EEDÂ·EW[III Mm: GUED [imBÂ» 14: KillillU!111.I211ll:lit:.1!111Â·12*kÂ·4111IwLillig#~6 31@E EE~~ - - #6994/PLU- i- - me!10~15' , 5*%221- Â®iiim.2-=Â°'.= i @Et;iEI~m l E*t @@ 0 . -- - '111*!IEEI@ 2'r EfiEI' igi~.; 1 F .-- .Â·Â·..'. 11;!Em lum 11 â€¢1 -- I --6.L . . . Entli i Â· .. ~ ~Fli69 ~~ - /j - - 12:Ff . i - Â·Â· 6 I ... 1 I ... it# . . 11'.19 -Â· - 1 PXH / 8 rr 8 3 J: e '." 1Â® / ~ \ ~. . 1 Ed M 1 i ~, .t~'2.1~ . LEGEND AND NOTES :2,2*36.Â£#4.iÂ»... BOx*f FOUND SURVEY MONUMENT AS DESCRIBED 41*Fly f. t .' .: : ' til..;f, R A SURVEY CONTROL EVERGREEN TREE -40$ A - -- OVERHEAD UT ILITY LI NES .19\ 6 'i, '' !:W- O WOOD OR WIRE FENCE .- , 1. Â·~Â·Â· f. DECIDUOUS TREE 1 -10 (1 UTILITY POLE : Â·?,/0. , p"Â· :' "4 , L P,/44% i Â·?.It .' ti 0 10 20 TITLE INFORMATION FURNISHED BY: . Â·Â· Â·Â·Â· )Â·'4 ~ 41 1 FOOT CONTOURS PITKIN COUNTY TITLE. INC. CASE NO. PCT-8279 f:I,+ DATED: 10/01/93 .1 45* POSTED ADDRESS: -520 WALNUT STREET 1, 1 , 04,8 1 1 Â¢ '.9 Â® WATER SYSTEM i ;.....f a !34 L. ~ '~ , ; 2, 11.1, . ':3 : ~ i;.' *tÂ· 1 .4 2.-g 3-:4 Â·1 :12 / i 1 . 7/4.1 c A *U.4 1./- r I / 1 / 1 1 / ? 1 - . ....t'.7* z 7 / HOUSE / ..r / CONC DRIVE r Â·..44 // . 1 - /1 6 i 9 i -1 0,3 N --I. 03 0) o Jo 6 9184 0 , j *~t_ - ENCROACHMENT -- ~ __: eli. _ SP I KE~~ ,, ~ / 1 i \/ /.. N 90-00-00- W 125.00' j #-1- 0.33 KE - . 4-: ./1 -- - - -- - -- -- 0-- - - -- 1841, 1 12.5 :40 41 L- I 15 , / EAVE 115.4 - 1 - r-~~ . --- - I i W . ...4 - 0,5// 1 . 'gfi' / r 410.d 0 1 10 . Ag . . // 3 T- 21.3 - 22.1 w..&c/'?11 -4-4. . ~ ~ OLDSwU~E * | 1~ / 1 11.1.{1 e..1 242 2-14:.0. i . -61*.F 4 PARKING 4 1 / /1 / \ 2.0 / . ...0 r / O 44 / g# 3/ 4Â·Â·t *Â·94: 'tÂ·, / 1 1/2 STORY HOUSE ,/ ~~â€ž~ 4.r / 1 8.1 . 0 . . e - U. I A 00 9 I e 9 ,-PE# 1.7. ~-4 92< 10 /22 j / O/ 1,Uf,4,Â£,F,!491Â¢,2142- 21' 0 / 0 ~ 1 0 0 ,5.2 10.2 EAVE- 107 1 .02- , t-*, N 90-00 - 00 - E i 25.00- BASIS OF BEARINGS , 9t84 ----- ----np._e 9184 ' m em, r. iÂ® 2-41* 1 \1 1 ~ PARKING ~ ~ 24.0 - l 1 1 1 / 1 1 / -C \19\ b..-4 . "* 1-.4., 2~6 - / ALUM@44 - CERTIFICATION / CAp,-94- - 10 =C ...142 -a ... . \ l / U ~t ~*~ CO Â£ Â· . 5 9184 THE UNDERSIGNED STATES THAT THE PROPERTY DESCRIBED HEREON WAS . FIELD SURVEYED DURING ,, \9 C. 1--1 1.Â·,2-k .1993 AND IS ACCURATE & 9184 - N 90'00 * 00 - E 125.000 < BASED ON THE FIELD EVIDENCE AS SHOWN. AND THAT THERE ARE NO 1,4 -Â· A DISCREPANCIES OF RECORD. BOUNDARY LINE CONFLICTS. ENCROACHMENTS. 1/ \1 \ 99 EASEMENTS OR RIGHTS OF WAY IN FIELD EVIDENCE OR KNOWN TO ME. Â·Â·~:-~~:f,fj EXCEPT AS HEREON SHOWN. UNDERGROUND UTILITIES WITH NO ABOVEGROUND : .....43 . 1 APPURTENANCES. AND DOCUMENTS OF RECORD NOT SUPPLIED TO THE 3- SURVEYOR ARE EXCEPTED. THIS SURVEY 19 VOID UNLESS WET STAMPED 1 1 A HOUSE WITH THE SEAL OF THE SURVEYOR BELOW. ~Â·, 5>:Â· Â·LÂ·' DATED: 1, 1 E -1 1 JOAN; M. HOWORTH P.L.S. 25947 1. . '.2 ,# EW 1 6, I __ -__ _ -__ _--__ _- _ _- ____~ *l 1 --metÂ·LAU '.....1 19 41 L-- - â€¢ 4:'.-473. 0,11 U : 010'dÂ· N lirld l 4.1 \ DEPOS I TED THIS ___JAY OF 993. IN BOOK___OF THE Â· COUNTY CLERK 'S LAND SURVEY PLATS/R I GHT OF WAY SURVEYS AT PAG~ , I ..'y. 4 ..0/af AS RECEPTION NUMBER . THIS LAND SURVEY PLAT 1 ......,4 1 COMPLIES WITH SECTION 38-51-102 COLORADO REVISED STATUES. n1 o I ----- SECTION 7. TOWNSHIP IO SOUTH. RANGE 84 WEST OF THE Oth P.M. <'' 41, : 1; . 41% Z J 1 â‚¬7 COUNTY CLERK AND RECORDER '. -6 ...:4. r (~i) CORNER NO. 22. TRACT 40. IMPROVEMENT/TOPOGRAPHIC SURVEY SEC. 7. 1 lo S. R 84 W. oF *r ' a OF THE ath P.M. - LOST CORNER- A PART OF THE NE 1/4 SW 1/4 OF SECTION 7. TOWNSHIP 10 SOUTH. RANGE 84 v.Â·% WEST OF THE 6,4 P.M. DESCRIBED AS FOLLOWS: BEGINNi NG AT A POINT FROM WHICH CORNER NO. 22 OF TRACT 40 IN SAID SECTION. ACCORDING THE THE INDEPENDENT RESURVEY THEREOF. BEARS 4 Cf SOUTH 03'04'26 REST 234.6 FEET: THENCE SOUTH 45 FEET: THENCE EAST 125 FEETÂ· A l ~. IM/4 THENCE NORTH 45 FEET: Â· tx - Â·i.'.911 THENCE WEST !25 FEET TO THE POINT OF BEGINNING. G %.:AN ALSO KNOW AS: ' LOT 8 AND THE NORTH ONE-HALF OF LOT 9. BLOCK 3 WILLIAMS ADDITION TO ~ ~Â· THE CITY OF ASPEN. COUN1Y OF PITKIN. STATE OF COLORADO. AREAS.625 50 FT. â€¢/- -9 f ~4, 2..pr . PREPARED BY . : ...3 A ASPEN SURVEY ENGINEERS. INC. 1-Wil 1: 4 .6,1.A,k 2(0 SOUTH GALENA STREET 11...,r. 4 -1 ASPEN. COLORADO 8161 1 ! d..4 4 NOTICE: ACCORDING TO COLORADO LAW YOU MUST COMMENCE ANY LEGAL PHONE/FAX (303) 925-3816 .4 ACTION B..SED UPON ANY DEFECT ON TH'5 PLAT WITHIN THREE YEARS ...t I 11:.I : .'M AFTER YOU FIRST DISCOVER SUCH DEFECT. IN NO EVENT MAY ANY ACT;,ON BASED UPON ANY DEFECT i N THIS PLAT BE COMMENCED MORE THAN TEN DATE JOB i,j' i j:,Â·,6:%- YEARS FROM THE DATE OF THE CERTIFICATION SHOWN HEREON. THE , $ 11/93 . 1 11 -,Al CERTIFICATION ! 3 VOID if NOT- WE' STAMPED WITH THE SEAL OF THE 23297 2*'.4,0.: SURvEYOR . fitÂ·:ti i:* A 7,4. 4, 0 46:* 49 00'St' 3.00.00. U T STRE : 1:Wri~8.93/w . t~ Â· . LE 9 MEMORANDUM To: Aspen Historic Preservation Committee From: Amy Amidon, Historic Preservation Officer Re: 520 Walnut Street, Minor Development and On-site Relocation- Public Hearing Date: October 12, 1994 SUMMARY: The applicant requests HPC approval to change existing windows and doors on the historic miner's cabin and to repair existing materials. The project is intended to restore the building to it's previous appearance while adapting it for a new use. In terms of the relocation, the applicant wishes to relocate the cabin to the south and west in order to place it on a new concrete foundation and to make it completely separated from the other building on the site. This site has recently been granted historic landmark designation. The historic cabin is in a fairly pristine condition and may be eligible for listing on the State Register of Historic Places. APPLICANT: Gretchen Greenwood and Michael Ortiz, owners. LOCATION: 520 Walnut Street, Lot 8 and the north half of Lot 9, Block 3, William's Addition to the City of Aspen. PROJECT SUMMARY AND REVIEW PROCESS: All development in an "H, " Historic Overlay District must meet all four Development Review Standards found in Section 7-601 of the Aspen Land Use Code in order for HPC to grant approval. 1. Standard: The proposed development is compatible in character with designated historic structures located on the parcel and with development on adjacent parcels when the subject site is in a "H, " Historic Overlay District or is adjacent to an Historic Landmark... Response: The estimated construction date for this structure is 1890, based on style. From the Willit's map of 1896, the miner's cabin does not appear to be original to the site, but was probably relocated there from another lot in the Walnut Street neighborhood. The minor development review involves changes to the existing structure which are intended to restore some elements of its former appearance and add some new .. elements to increase its usability. On the west facade, the applicant proposes to replace an existing non- historic double hung window to match others on the building and to replace an existing non-historic picture window with a double hung. The front door is to be replaced with a new door. Staff is in support of the window changes, but finds that the existing door is historic and should be retained if possible. The existing door could be upgraded to improve security and insulation if these are concerns of the applicant. On the east elevation, the applicant proposes to replace the existing vertical siding with 4" lapped clapboards to match the rest of the building, to add two double hung windows (which a neighbor has suggested existed previously) and to change the existing door. Through the Staff/monitor process, staff would like to examine the structure with the applicant as construction begins and any sheathing or joists are exposed to see if there is any evidence that the windows or horizontal siding previously existed. This is a less public facade of the building, so minor changes are acceptable. However, given the excellent condition of the building, all efforts should be made to be accurate in any changes. No changes are proposed on the north elevation. On the south elevation, the applicant proposes to replace the existing double hung windows with new windows to match and to raise their height slightly. The windows appear to be historic and staff is not in support of this change. The applicant should examine the possibility of restoring the windows and upgrading them with insulated glass or an exterior storm window if desired. The applicant proposes to retain all existing siding which is salvageable. The non-historic metal roof is to be replace with a rusted corrugated metal roof, and the metal flue is to be removed. Staff suggests that the applicant should consider retaining the flue as it is visually important any may be a historic element. Through the on-site relocation, evaluated below, the applicant intends to place the structure on a concrete foundation, faced with sandstone and to construct sandstone steps. Staff suggests that the applicant simply place clapboards over the f oundation. A sandstone foundation was used on some miner' s cottages, but usually the more ornate ones. Most simple cottage sat on rubble or basically on the ground. 2. Standard: The proposed development reflects and is consistent with the character of the neighborhood of the parcel proposed for development. .. Response: This proposal will have a very positive effect on the character of the Walnut Street neighborhood, which has a just a few other miner's cottages which represent the previous nature of housing in this area. 3. Standard: The proposed development enhances or does not detract from the cultural value of designated historic structures located on the parcel proposed for development or on adjacent parcels. Response: The proposed development, if undertaken as described under standard 1, with as much accuracy as possible, will increase the cultural value of this resource and its importance as a representation of a simple, typical miner's cottage. 4. Standard: The proposed development enhances or does not diminish from the architectural integrity of a designated historic structure or part thereof. Response: The proposed development will enhance the architectural integrity of the structure by preserving the structure and original materials. REQUEST FOR APPROVAL OF ON-SITE RELOCATION PROCEDURE FOR REVIEW: Under Section 7-602 of the Aspen Land Use Code, no relocation of any structure included in the Inventory of Historic Sites and Structures of the City of Aspen, established pursuant to section 7-709, shall be permitted unless the relocation is approved by the HPC because it meets the standards of section 7-602(D). Section 7-602(D): Standards for Review of Relocation 1. Standard: The structure cannot be rehabilitated or reused on its original site to provide for any reasonable beneficial use of the property. Response: The applicant proposes to relocate the structure in order to set the structure as far apart from new development as possible. The relocation also corrects an existing encroachment onto the neighbor's property. 2. Standard: The relocation activity is demonstrated to be the best preservation method for the character and integrity of the structure, and the historic integrity of the existing neighborhood and adjacent structure will not be diminished due to the relocation. .. Response: The applicant proposes to move the historic structure to the most prominent location along Walnut Street and to place new construction a reasonable distance behind it. 3. Standard: The structure has been demonstrated to be capable of withstanding the physical impacts of the relocation and re-siting. A structural report shall be submitted by a licensed engineer demonstrating the soundness of the structure proposed for relocation. Response: A report from a licensed architect has been submitted, including a plan for stabilizing the building. HPC usually requires this information from a licensed engineer. This is a small structure and the committee should consider whether the information submitted is sufficient. 4. Standard: A relocation plan shall be submitted, including posting a bond or other financial security with the engineering department, as approved by the HPC, to insure the safe relocation, preservation and repair (if required) of the structure, site preparation and infrastructure connections. The receiving site shall be prepared in advance of the physical relocation. Response: HPC must set a value for the relocation bond. Staff suggests a figure slightly less than $100,000 as this is comparable to bonds requested for similar structures. 5. Standard: The receiving site is compatible in nature to the structure or structures proposed to be moved, the character of the neighborhood is consistent with the architectural integrity of the structure, and the location of the historic structure would not diminish the integrity or character of the neighborhood of the receiving site. An acceptance letter from the property owner of the receiving site shall be submitted. Response: Generally, Staff is not in favor of relocating historic structures, however, this building is not on its original site. The plan as submitted requires a setback variance of 8'0 on the front yard setback. ALTERNATIVES: The HPC may consider any of the following alternatives: 1) Approve the Minor Development and On-site relocation application as submitted. 2) Approve the Minor Development and On-site relocation .. application with conditions to be met prior to issuance of a building permit. 3) Table action to allow the applicant further time for restudy. (specific recommendations should be offered) 4) Deny the request, finding that the application does not meet the Development Review Standards. RECOMMENDATION: Staff recommends HPC approve the minor development application with the following conditions: 1) The front door on the west should not be replaced. 2) Staff and monitor should work with the applicant to determine the most accurate treatment for the east facade. 3) The windows on the south should be restored if possible and not relocated. 4) The flue should not be removed if it is historic. 5) The foundation should be covered with clapboard, rather than faced with sandstone. and the on-site relocation application with the following conditions: 1) The applicant must submit a bond to insure the safe relocation of the structure in the amount of $80,000. 2) The property shall be granted a frontyard setback variance of 8'0". Additional Comments: .. HISTORIC PRESERVATION COMMISSION OCTOBER 12, 1994 Meeting was called to order by chairman Joe Krabacher with Les Holst, Roger Moyer, Tom Williams Linda Smisek, Martha Madsen and- Jake Vickery present. Donnelley was excused. MOTION: Roger made the motion to approve the minutes of September 1st and the 13th; second by Les. All in favor, motion carries. 520 WALNUT STREET Amy: Last night council tabled landmark designation due to the neighborhood comments disturbing them. They also wanted to see more information. The applicant has decided to withdraw the application temporary. I also feel this is unfortunate. Angie Griffith, neighbor: Jon Busch was concdrried about the traffic in that area if it was an office use. I am under the impression that if it is designated as historical she does not have to have a setback. Amy: If she needs some variation because of the historic structure the committee can give it to her. Angie Griffith: I am concerned about the setbacks and I was born and raised on that property. Amy: What is to be involved tonight is taking the historic building so that it is in conformance on the one side and moving it forward to Walnut Street somewhat. There were concerns about the trees and I talked with the Parks Department and they feel the trees may collapse. Angie Griffith: I am concerned about having no sun all day long and I do not know how high she is going with that building. It is on the property line right now. Amy: She is moving it off the property line five feet. Angie Griffith: For the past 70 years it has been a shed and you r are claiming that it was a cottage. The rest of the house was flat 0-- and was attached to the east side and it collapsed. That is why the siding is different. Angie Griffit's friend: If anyone knows the history for the past ~ 70 years its is Angie. It is going to disturb Angie's qualityof live and she has been in Aspen for over 70 years. The way it was put to me was that the green house on the property is going to be , completely raised and a new 2,700 sqft. home will be built on this property which is already a small property. I know that property and I know if a house that big is built on that property that the wall will come right in front of her kitchen window and that concerns me. .. ASPEN HISTORIC PRESERVATION COMMISSION OCTOBER 12, 1994 520 WALNUT STREET .......... 1 RESO 94-2 RE-EVALUATION OF INVENTORY - ROUND II .. 2 409 E. HYMAN AVE - MINOR DEVELOPMENT ..... 7 - j 1 8 U .. ASPEN HISTORIC PRESERVATION COMMISSION OCTOBER 12, 1994 Amy: If landmark designation goes through then there is design review, a public hearing and you continue to be involved. If it doesn't go through none of us are involved. Roger: If the historic structure is moved as proposed is she moving it away from the north property line to the south property line? Amy: Right now it is into the neighbors property to the north.- Roger: We could do a site visit and show you where the cabin is to be moved to. When the cabin is moved it will not block your light. The cottonwood trees are a real danger to anyone if someone starts to live there so I think those need to be addressed if they are to be removed or not. Long ago there probably was a ditch. Even if we grant historic designation to the cottage that doesn't effect the house. She has to build the house within the setbacks. MOTION: Roger made the motion to table 520 Walnut Street to a date certain January 11, 1995; second by Tom. All in favor, motion carries. RESO 94-2 RE-EVALUATION OF INVENTORY - ROUND II Amy: This is the follow-up of the meeting of Sept. 13, 1994. I have deleted the properties that you have agreed on and we might discuss two of them. Amy: 205 W. Bleeker the red and white house did request to be removed from the inventory. I do not recommend removing it and your vote was split. I did not show it removed on the attached resolution. It was a victorian house and has been completely changed but represents a new era, a ski architecture.or artistic interpretation. Tom: It is Lou Willie's studio. Amy: The whole property is on the inventory. Roger: We need to decide whether or not we want to maintain some of the earlier ski architecture and if we let it go and someone tears it down they can conceivably build another large house. Les: Everytime we take something off the inventory we damage the neighborhood because everyone suffers on down the line. Our inventory is basically all we havq for historic preservation and as far as I am concerned you can't let anything go. Chairman Joe Krabacher did a straw poll and the consensus was that 2 .. MINOR HISTORIC DEVELOPMENT for 520 WALNUT STREET MINER'S CABIN Applicants: Michael and Gretchen Greenwood-Ortiz 520 Walnut Street Aspen, Colorado 81611 303.925.4502 .. ATTACHMENT 3 Specific Submission Contents: Minor Development 1. WRITTEN DESCRIPTION OF THE PROPOSAL The property at 520 Walnut St. has a 12.6 ft. by 22.4 ft. Victorian Miner's cabin located on the property. The miner's cabin is original to the property, yet it has been relocated on the property a number of times throughout its history. The cabin presently sits on a wood foundation. This proposal calls for a new concrete foundation to be built to the west of the where the cabin presently sits. The cabin sits in the front yard near the western property line and on the northern property line creating an encroachment into the neighbor's yard. The proposed location would move the cabin on to a new concrete foundation with a red sandstone facing, creating new setbacks, which are as follows: New Front Yard Setback: 7'0" from the Front/West property line. This setback would require a setback variance of 8'0". The minimum requirement for a front yard setback for an accessory building is 15'0". New Side Yard Setback: 5'6" from the Side/North property line. This setback would bring the building into conformance with the requirement of a minimum 5'0" setback with a total combined setback of 22'6". This relocation removes the encroachment of the miner's cabin onto my neighbor's property. The following proposed changes to the exterior of the building are as follows: 1.The preservation of this historic miner's cabin requires a new concrete foundation. For drainage around the building, the building will be elevated out of the ground 6", thus raising the building about 6". A red sandstone facing will cover the exposed concrete foundation. Sandstone steps on the east and west of the building will be added to make the transition from grade to the existing floor. .. 2. The windows on the east elevation will be changed to wood double hung windows. According to my neighbor, the miners building originally had traditional double hung windows on the west elevation. Two wood double hung windows will be added to the east elevation to match the same size windows on the south and west elevations. The double set of wood double hung windows on the south will be replaced with new windows the same size as existing. All the windows and doors presently have varying header heights. The new header height will be 8'0" above the floor. 3. The siding will be preserved and reused as it is possible to be used. The siding on the east elevation will be changed to reflect the more historic lap siding that is seen on the other elevations. 4. The existing roof which is a new standing seam red metal roof, will be changed to a rusted corrugated metal roof that is more in keeping with the historic qualities of the building. The metal flue pipe will be eliminated. In summary, we are requesting a front yard setback variance to relocate the miner's cabin in order that future development on the site will not affect the building. The proposed location will allow the building to be separated physically from any other construction on the site. I will be using the building for a home office in order that I can be at home with my daughter. The building needs additional windows for my use as an office and to be able to see out to the front yard where she will be playing. The proposed windows on the east side of the building will allow this to happen. There are no additional roof structures or additions, proposed for this building. I want to maintain the simple form of the miner's cabin, yet restore it and add historic windows that are in keeping with the building and are functional for my family's needs. 2. ACCURATE REPRESENTATION OF BUILDING MATERIALS 1. Roof: Rusted corrugated metal roof 2. Siding: The existing 4" lap wood siding will be reused as it is possible. New 4" siding will be added and weathered to match the existing brown weathered siding. 3. Red Sandstone Stone will be the facing for the exposed concrete foundation 4. Wood double hung windows will be used as the new windows. 5. Wood four panel doors with glass lites will be used as the new doors. .. 3. SCALE DRAWINGS FOR THE PROPOSED STRUCTURE The existing elevations, proposed elevations, site plan showing the existing and proposed relocation, and floor plan are attached for your review. 4. STATEMENT OF EFFECT The proposed development restores a miner's cabin, allowing it be become a permanent part of the neighborhood. The relocation will assure that the building will always remain standing alone as it did as a house for an Aspen miner. The proposed changes to the windows restores the building to more of its original condition. .. ATTACHMENT 4 REVIEW STANDARDS: DEVELOPMENT IN H, HISTORIC OVERLAY DEVELOPMENT INVOLVING HISTORIC LANDMARKS A. The proposed development is compatible in character with the historic neighborhood. This miner's cabin is a principal building to the mining era of Aspen. It is an original two room miner's cabin. The development proposal as outlined in this application, requires a front yard setback. The reason for this variance is to further preserve this building in its original form in order than no new construction will be added on to the cabin. If the proposal stayed within the dimensional requirements of the parcel then the miners cabin would be added on to with future construction. B. The proposed miner's cabin will be restored, further preserving the unique character of the mining era of Aspen. C, The proposed development adds to the cultural value of the neighborhood and the historic structure. The development will restore and maintain a two room miner's cabin in its original condition. D. The architectural integrity of the proposed changes to the miner's building does not detract form the original building. No additions or changes to the simple form of the building are being proposed. *CNAUGES KED FOUAD ;Â·4 jhJ 1 13? MCCLAIN J Â£ SEE PAGE 2OC SEE PAE>E )0 FLATS ROAD SUBDIV /510 10 0 '5 6 i 0, 0 C, 2 WILLOU61484' 1 Â· 510 Wclbud-3.- \ f \\ ..J /4 \ M - 4 CENT 3 1 PREPe k '39- ty'< 0 #2131,4 0 r 4446/ 9 8 < 4 cÂ«'4, /1,41/ S IHeÂ£,36 . Q '11 4=74 1 < /484=DuCH.LA 9 jAMsr,TUTE.\*-/ 0 94 /(Â¥ Ho 44~ 4â€¢5 4/9 E-3Â° * qr) 1 M te ~ AcrA visM - 6,1- UÂ©E Pâ€žj 44 * oaK 4 ve 4." . ; 40 1// 6 5/ Kgam 0 02,72.- mL 4 0% St 0,0,16 :40 14"# 1 W k FAANCE- 572261- NRC.-1 lj~ 47"0 0.00 0 4' W 8 Ysr 2 â‚¬ A ~177=Ng [22Â©ILJÂ£] 0 [JEl;Da n 6 4(-18 A Ji.8 LLaM 51'REEr 12 , rmkl 41 0 BLEEKER. i- l> 4-26 - O m Asum W a t]EdÂ£]monÂ©mazinE %,7 <*47%_ 1 *E $ mAIW ST 11 ~~4 tf /1 6dao i....~ -Ljo o Â£ 0*0%0 Â¢f~K.A;$~I iâ„¢; i IN. HoPKILe AVE ~ 0 [525~<M Eft51--4103[XxÂ¥--se 1 3 _ AVE:â€¢JUS -_/ 9 D EÂ· 9 HYMAC a ,#3421 4 l~ 00 *cly'*cz'J[X]31:lt= 1 6 4 Ail 0 ELI e /17 1\41 5[ZIE~~-ArD.8 -AvE,OvE.Â· 0 6 DuRak,1- ~ lir -74f RD 02 -0 n O 5/ 1 9 C,. r# 2 141 TOBY D EAU d TREE-r WAâ„¢%3 4- 7 0 St- LA JUAN,El I '320 ~4, /4 \Jx// 44 -. 0 7 66 W 8 2 1 4/ S A . A . HW 4,2 J IT aL,.0/1 Ven <9 â€¢ NOT DRAI~*ALE 1 m 150 7 AI 4 4 A **w ~*9 ~Lirr 9Â¢ \ ASPEN la 0 &0 4 .. HISTORIC RELOCATION APPLICATION for 520 WALNUT STREET MINER'S CABIN Applicants: Michael and Gretchen Greenwood-Ortiz 520 Walnut Street Aspen, Colorado 81611 303.925.4502 .. ATTACHMENT 3 SPECIFIC SUBMISSION CONTENTS: APPLICATION FOR DEMOLITION PARTIAL DEMOLITION OR RELOCATION 1Â© The structure to be relocated is as follows: The two room Miner's Cabin located at 520 Walnut Street, located on the north west portion of the lot. (See Site Plan) 2. The Miner's Cabin is a 22.6ft. by 22.4 ft. one story building. The overall height of the building including the existing floor joists is approximately 18 feet. The existing building has wood lap siding, 10 inch boards and a new standing seam metal roof. The approximate year of construction was 1890. 3. A report from a licensed architect, regarding the soundness of the structure for moving is attached for your review. 4. An economic feasibility report as requires is as follows: A. The estimated market value of the property is $480,000.00 Dollars. This is based on a current appraisal. B. The economic feasibility of rehabilitation this miner's cabin is good. The structure is in good shape, making the construction efforts easier and less costly. C. A current appraisal on the property is 480,000.00 Dollars. D. There is no information at this point available as to whether the property will yield a return on the investment. 5. A Minor Development plan is attached as a part of this application. .. ATTACHMENT 4c REVIEW STANDARDS: APPLICATION FOR RELOCATION 1. The building cannot be reused in its original location, because future construction on the property would create additional demolition to the building, thus destroying the miner's cabin. 2. The relocation plan is the simplest and easiest plan for the structural integrity of the building. The Building is better preserved due to the new location on the property. No future developments will affect the building. It will stand separate on the property as it has for 100 years. 3. A report on the structural soundness of the building and the construction relocation plans are attached to this application. 4. A relocation plan is attached as part of the structural report. The receiving site will have a concrete foundation poured prior to the building being relocated. The Site plan and drawings are attached as part of this application. 5. The Receiving site is adjacent to the existing site. .. ~~ GRETCHEN GREENWOOD & ASSOC/ATES /NC ARCHITECTURE Â· INTERIOR DESIGN Â· PLANNING TO: Historic Preservation Commission FROM: Gretchen Greenwood RE: Relocation of the Miner's Cabin at 520 Walnut St. Date: September 16,1994 The Miner's Cabin located at 520 Walnut St. has been maintained in excellent shape due to a new metal roof that was added to the building approximately 20 years ago. The building lacks a foundation and as a result some of the joists and rim joist are rotting. A new concrete foundation is imperative for any future use of this building. The relocation plan is to move this building on to a new concrete foundation. Prior to moving the building, a concrete foundation will be built adjacent to the structure. The windows in the building will be removed and braced with plywood. In addition the corners of the building will be braced with plywood both inside and outside the building. The metal roof will be left on during the relocation, as this will add shear strength to the building while it is being moved. The building will only be moved once on to the foundation, thus preventing any further stress to the historic members of the building. The construction procedure will add two steel beams running north and south. These beams will be put under the existing joists that run east and west. Two additional beams will lift the steel beams up and the building will be rolled on to the new foundation. The proposed foundation will be built next to the existing building, thus allowing for the building to be moved only once. Because of this procedure, the stress to the building is minimal. When the building is on the new foundation the floor joists will be added to level the floor and any rotten joists will be replaced. Due to the relocation procedure, the process is simple and will only take two days to complete. 520 WALNUT STREET â€¢ ASPEN,COLORADO 81611 â€¢ TEL; 303/925Â·4502 â€¢ FAX: 303/925-7490 â€¢i .. The relocation procedure and the building is structurally sound and capable of being moved on to a new foundation. Sincerely, Gretchen *denwood, Architect . ~ c.--~~ 1~ GRETCHEN GREENWOOD & ASSOCIATES, INC. 4 ARCHITECTUREÂ·INTERIOR DESIGNÂ·PLANNING 4rrq -*k> *44.1 Â¥ .fl f . 1 I .4 -1 Â·t,ipy-ili 4 .2- K 1, . r.7.. 1 - 1 .1 Â¢ 4 --- - 4*I/*./ 201 N. MILL. STE. 207 Â· ASPEN, CO 81611 Â· TEL: 303 925-4502 Â· FAX: 303/925-7490 .. 1 18 GRETCHEN GREENWOOD & ASSOCIATES, INC. - 1~ ARCHITECTURE Â·INTERIOR DESIGN Â·PLANNING r,4 .2Â¥ 2 , . Â¥ -4 , R.Â¢14 2 Â¢L - -. f; C .. A- 1 1 1 1 . Â· r i Â¢ 0 11 . 11 Vi A . $ .1, 6.- I I , 16 Lu /. . Exhibit "B" 201 N. MILL, STE. 207 Â· ASPEN, CO 81611 Â· TEL: 303/925-4502 Â· FAX: 303/925-7490 .. County of Pitkin > > SS. AFFIDAVIT OF PUBLIC MAILING State of Colorado > OF A PUBLIC HEARING FOR A PITKIN COUNTY DEVELOPMENT PERMIT The undersigned, being first duly sworn, deposes and says as follows: <-9 I. Ch,4.w 77 cuu.0002>4 being or *epresenting<An Applicant for a Pitkin County Development Permit, personally certify that a public mailing to all landowners within 300 feet of the subject property, ten (10) days prior to the hearing. /-7 Applicant's Signature cO/-~ Subscribed and sworn to before me this /@ 9'nay of 0,14 61 , 19.94 WITNESS MY HAND AND OFFICIAL SEAL. MY COMMISSION El;PIRES: 0-44,9 6 ~Notary Public's Signature ca o I /Jul kh /712 l) --24* 2 0 i Address 49 PJA C 0 97 le / f /,Â·L, .L-,2. 0. 1 0 1 PUBLIC NOTICE RE: 520 WALNUT STREET LANDMARK DESIGNATION NOTICE IS HEREBY GIVEN that a public hearing will be held on q Tuesday, October 11, 1994, at a meeting to begin at 5:00 pm before the Aspen City Council, Council Chambers, City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by Michael Ortiz and Gretchen Greenwood requesting Landmark Designation of 520 Walnut Street, Lot 8 and the North one/half of Lot 9, Block 3, Williams Addition to the City of Aspen. For further information, contact Amy Amidon at the Aspen Pitkin 4 Planning Office, 130 S. Galena St., Aspen, CO. 920-5096. s/John Bennett. Mayor Aspen City Council Published in the Aspen Times on September 23, 1994. City of Aspen Account PUBLIC NOTICE RE: 520 WALNUT STREET HISTORIC RELOCATION - NOTICE IS HEREBY GIVEN that a public hearing will be held on Tuesday, October 12, 1994, at a meeting to begin at 5:00 pm before 3 the Aspen Historic Preservation Commission, 2nd Floor Meeting Room, City Hall, 130 S. Galena Street, Aspen, Colorado, to consider an application submitted by Michael Ortiz and Gretchen Greenwood requesting to relocate the historic miner' s cabin to another portion of the propertYÂ· An 8 foot variance into the required 15 foot front yard setback is also requested. The property is located at 520 Walnut Street, Lot 8 and the North one/half of Lot 9, Block 3, Williams Addition to the City of Aspen. For further information, contact Amy Amidon at the Aspen Pitkin Planning Office, 130 S. Galena St., Aspen, CO. 920-5096. s/John Bennett. Mayor Aspen City Council Published in the Aspen Times on September 23, 1994. City of Aspen Account .. County of Pitkin } AFFIDAVIT OF NOTICE BY } SS. POSTING OF A PUBLIC HEARING State of Colorado } FOR A PITKIN COUNTY DEVELOPMENT PERMIT The undersigned, being first duly sworn, deposes and says as follows: Or.ddu*_ ~ff ChilÂ£Dvt I, being or representing an Applicant for a Pitkin County Development Permit, personally certify that the attached photograph fairly and accurately represents the sign posted as notice of the public hearing on this matter in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the sign was posted and visible continuously from the o~~~ day ot- 5q71% , 142~ to the /Kfh* day of %(1- , 19~ (Must be posted for at least 15 days before the public hearing). 0443. dÂ»Â«- t Appli~ant ' s S igna'~Pe Subscribed and sworn to before me this 11"lday of<, /12 +0 61 , 19_94 AL,u i.0 1 ICE by CRA G .t-e .1\ :H '-9 1'~-# 2 flubt J 1 . .# DATE C TIME WITNESS MY HAND AND OFFICIAL SEAL. ,>LACE < â€¢RPOSE My commission expires: 2/54/96. /4 ; , 1 - ~ f 0-1 1*(2 8 0- 71Â£-0 4tary--fublic' s SignatureJ 901 Atlth PA c 1 1 41 e M Â» A Address -AWRAn \ bl le, 1/ .. County of Pitkin } AFFIDAVIT OF NOTICE BY } SS. POSTING OF A PUBLIC HEARING State of Colorado } FOR A PITKIN COUNTY DEVELOPMENT PERMIT The undersigned, being first duly sworn, deposes and says as follows: I, *44,#Cop# d;ftuuÂ£)0.00 being or representing an Applicant for a Pitkin County Development Permit, personally certify that the attached photograph fairly and accurately represents the sign posted as notice of the public hearing on this matter in a conspicuous place on the subject property (as it could be seen from the nearest public way) and that the sign was posted and visible continuously from the (~5Ll~ day of ..~0'' , 19~~ to the /0296. day of OCT , 19-90 (Must be posted for at least 15 days before the public hearing). 6 2 P) Applic,Kt' s Signa'tEri m.- Subscribed and sworn to before me this /,~~"day of Ad k UU , 19 9-9 m.-1 BVIL,c ..ICE bY /n i. fe h,-r. <f tj:_ ch (20,7/ DATE- TIME ___ WITNESS MY HAND AND OFFICIAL SEAL. ACE ~ -1 PURPOSE___ My commission expires: =;M>-4 )q(t -f---- --~~14Â£ (-744 4- 6-(19(t ~ - . Notary *ublic' s Sign@ture 1/.' 1 ~7tk) -Lf{~ 1 ! 0~1.d 0 ~3- lit Address /+512Â£ n , (20 8-1 6 11 ... .. HOMEOWNERS IN A 300 FOOT RADIUS FROM 520 WALNUT STREET 2737-073-00-019 ALICE AND WILLIAM GRIFFITH 1700 BROADWAY SUITE 720 DENVER, COLORADO 80290 2737-073-00-011 DOUGLAS P. ALLEN ALPINE PROFESSIONAL BUILDING 225 N. MILL ST. SUITE 210 ASPEN, COLORADO 81611 2737-073-08-001 BRIAN WEINER C\0 PMG 504 MILAN BLDG SAN ANTONIO, TEXAS 78205 2737-073-00-031 STANLEY AND ROSE LAURISKI P.O. BOX 803 ASPEN, COLORADO 81612 2737-074-90-101 DAVID CROUCH 101 MAPLE LANE ASPEN, COLORADO 81611 2737-074-90-204 KEN OAKES 204 COTTONWOOD LANE ASPEN, COLORADO 81611 2737-074-90-202 LESTER HAUER 202 COTTONWOOD LANE ASPEN, COLORADO 81611 2737-074-90-200 DOUGLAS DRISKELL 200 COTTONWOOD LANE ASPEN, COLORADO 81611 2737-074-90-205 PATRICIA AND RICHARD SZEWZUK 2975 SEAHORSE AVE. VENTURA, CALIFORNIA 93003 .. 2737-074-90-207 BEVERLY ANNE CAMPBELL 207 COTTONWOOD LANE ASPEN, COLORADO 81611 2737-074-90-206 LEE MILLER 4909 S. ALBION ST. LITTLETON, COLORADO 80121 2737-074-90-303 DAVID WEISS P.O. BOX 11911 ASPEN, COLORADO 81612 2737-073-00-045 CLURE W. BENNIS P.O. BOX 4618 ASPEN, COLORADO 81612 2737-073-00-051 DOUGLAS AND BARBARA SHEFFER P.O. BOX 250 ASPEN, COLORADO 81612 2737-073-00-026 ROBERT L. ZUPANCIS 511 RACE STREET ASPEN, COLORADO 81611 2737-073-00-025 MICHAEL ORTIZ AND GRETCHEN GREENWOOD P.O. BOX 10599 ASPEN, COLORADO 81612 2737-073-00-020 2737-073-00-021 2737-073-00-022 2737-073-00-023 2737-073-00-024 2737-073-03-030 ANGELINA M. GRIFFITH 530 WALNUT STREET ASPEN, COLORADO 81611 .. 2737-073-00-020 ESTATE OF JOE MUHICH C\0 ANGELINE GRIFFITH 530 WALNUT ST ASPEN, COLORADO 81611 2737-073-00-042 JON BUSCH 548 RACE ST. ASPEN, COLORADO 81611 2737-073-00-046 WARD AND ELIZABETH HAUENSTEIN 535 SPRUCE STREET ASPEN, COLORADO 81611 2737-073-02-047 MARGARET ANN AND DAVID HARRIS 533 SPRUCE ST. ASPEN, COLORADO 81611 2737-073-00-027 ELLA V. SKUFEA P.O. BOX 124 ASPEN, COLORADO 81612 2737-074-90-308 MARY FRANCIS POWELL P.O. BOX 9726 ASPEN, COLORADO 81612 2737-074-10-015 DIANE AND TONY RUTGERS 512 SPRUCE STREET ASPEN, COLORADO 81611 2737-074-10-013 MAX AND ALICE VAUGHN 3221 E 1\2 ROAD CLIFTON, COLORADO 81520 2737-074-19-001 JOHN ERSPAMER AND MARCIA POUTOUS 534 SPRUCE ST #1 ASPEN, COLORADO 81611 .. 2737-074-10-031 JEFF TASSE MARY MCGUIRE KELSO TASSE C\0 LINDA DETERS 2372 112 RD CARBONDALE, COLORADO 81623 2737-074-18-001 DONALD LEE DELISE P.O. BOX 345 WOODY CREEK, COLORADO 81656 2737-074-90-301 DONALD S. WEISS P.O. BOX 11911 ASPEN, COLORADO 81612 2737-073-66-201 ALAN GREENWALD PINE BROOK TIRE CO. 295 CHANGEBRIDGE RD. PINEBROOK, NJ 07058 2737-073-66-202 JOHN J. JR SARNO MARY ANN MCQUADE 49 APACHE WAY TEWKSBURG, MA 01876 2737-073-66-203 JANICE BECKER THOMAS RESTAINO 72 ALDER AVE. SAN ANSELMO, CA 94960 2737-074-27-001 CENTENNIAL-ASPEN A LIMITED PARTNERSHIP 100 LUKE SHORT CT. ASPEN, CO. 81611 2737-074-90-208 CHARLES M. KELLY DEBORA DYKES 00208 COTTONWOODS LANE ASPEN, COLORADO 81611 .. 2737-074-09-012 STEPHEN F. ARTHUR P.O. BOX 4871 ASPEN, COLORADO 81612 GUNDAKER, GORDON S. REAL EST~ rn ./., 2458 OLD DORSETT RDâ€ž; SUITE 300 ST. LOUIS, MO 63043 4. BASS, RA [FIEL P.O. BOX 611 MAYNARD, THOMAS E. u ASPEN CO 81612 112 VINE STREET 81611 ASPEN, &4 I.Â·Il~J NT ER CREEK 1045 PARTNERSHIP A MINNESOTA GENERAL PARTNERSHIP 4428 YORK AVENUE SOUTH NICHOLS, MARTHA A. u MINNEAPOLIS, MN 55410 P.O. BOX 3744 ASPEN co 81612 - STANLEY, NANCY Câ€ž 950 N. KINGS ROAD #120 CHAPMAN, HARVEY G. JRâ€ž AND RUTH J. v WEST HOLLYWOOD, CA 90069 5415 ENCINO AVENUE ENCINO, f'I . 91316 C. LEONARD, LINDA UND. 1/2 INT. .... .. CHAPMAN, KEITHq KAREN & KATHY UNDâ€ž 1/ 8435 SOUTH "A" STREET BETTIO, JACK A. 4 TACOMA, WA 98444 3875 RIDGEWAY ROAD LAKEHURST, NJ 08733 MDI<Â·Â·Â·Â· ASPEN ASSOCIATES MERANZE, WALKER C/O 6234 PIDCOCK CREEK RD. F . R.S.L. REALTY, INC. j NEW HOPE PA 18938 1899 N. E. 1.647'IÂ·Â·I STREET --"-- - ~-- --- ~- ~- NORTH MIAMI BEACH FL 33162 MAGIDSON, JAY M. MAGIDSON FINE ART -C/0 520 E COOPER AVE PRYMAK, BILL j ASPEN CO 81611 1530 WEST 10TH. AVENUE - BROOMFIELD, co 80020 , - WOLOSHIN, MELVYN A. WOLOSH]N, ROBERTA S. P.O. BOX 7107 SMITH, NANCY ROSS WILMINGTON, DE 19803 y F' ..0. BOX 185 - FOREST HILL, MD 21050 WIMBERLY, THOMAS FELTON III Pâ€ž0. BOX 761 KENWOOD, JOEL D. BIRMINGHAM, AL 7 1: -- I t.,:.,201 2531 NW 59TH ST BOCA RATON FL 33496 --3 BARNARD, WILLIAM C. C/O ZAP HEALTH CLEANING PO BOX 8313 HOUSTON, DOUGLAS J. ASPEN ' 90 81612 1683 BOLTON WALLED LAKE, MI 48088 PAULSON, WILLIAM T. P.O. BOX 7693 ' WIENER, WILLIAM B. JRâ€ž . AIR HOST; INCAIIA .. 333 TEXAS, STE. 2375 1355 LYNqFIELD ROAD; SUITE 205 SHREVEPORT, LA 71101 hz. MEMPHIS, 1.1...1 38119 CANTER, JERRY . FREI, MURIEL CANTER, MARC E. P.O. BOX 50443 P.O. BOX 2171 SANTA BARBARA, CA 93150 , 6 81612 ASPEN .t fl WIENER, WILLIAM B. JR. hr GOLDHAMER, THERESA W. 333 TEXAS; SUITE 2375 95 SOUTH JERSEY STREET SHREVEPORT LA 71101 DENVER, 40 80224 BITTNER, SHIRLEY MARIE BERNARD, SUSAN 945 VINE STREET 563 BETHANY CURVE ASPEN, co 81611 SANTA CRUZ, CA 95060 MACGILL, SUZANNE B. LAIRD, DR. LOMA L. P.O.BOX 2051 4920 NE STALLINGS DR. 81612 NACOGDOCHES, TX 75961 ASPEN, 1l... l.i PARKER, ALEXIS BYRUM, ALBERT G. JRâ€ž 24 BY RUM, PATRICIA ' 1004 LEATHERWOOD CIRCLE 901 SW 5TH PL FT LAUDERDALE FL 33312 MARTINSVILLE, VA 24112 CHRISTENSEN, CAROLINE I. SHERMAN, YONEKO SUZUKI P.O. BOX 7928 720 EAST DURANT AVE. ASPEN, co 81612 - Â·9 ASPEN, CO 81611 SHERMAN, YONEKO SUZUKI MENDELSON, MEL I. MENDELSON, ROBERTA L. P.O. BOX 7928 5412 FRANCISCA WAY AGOURA HILLS, CA 91301 ASPEN co 81612 LAI, RICHARD TSENG-YU AND MC CARTHY, KEVIN J. LAI, BARBARA ELLEN 5731 E. VOLTAIRE 330 E. 38TH ST.; APT. 163 SCOTTSDALE AZ A=71:' A NEW YORK, NY 10016 RAUCHENBERGER, CARL CARLSON, MATTHEW Wâ€ž RAUCHENEERGER, MERILYN 1003 VINE 1480 LANE SHORE DRIVE ASPEN, ( ., , 81611 BARRINTON, IL 60010 MC DONAGH, THOMAS G. JENNINGS, RICHARD M. Â» GENDELS, JOEL M. 1004 VINE STREET 340 W. 57TH ST.; SUITE 10P NEW YORK, NY 10019 ASPEN, 60 81641 ----- M. Râ€ž J. PECK CO., RIDLING, ,-, rjY B.. ~ A NEW YORK GENERAL PA Rrl~1 liil~~~[12' #., RIDLING, M~AM 9 OGDEN ROAD 1110 STONYBROOK DRIVE SCARSDALE, NY 10583 NAPA CA 94558 , BARRETT, WILLIAM A. AND SANDERS, RICHARD ALLEN PRIMIANI, MARC S. 2029 CENTURY PARK EAST, 408 2041 BROOKHIGHLAND RIDGE LOS ANGELES CA 90067 BIRMINGHAM, AL 35242 COATES, JOHN J. JR. ~ DIXON, DONA J. COATES, MARY ANN DIXON, KATHLEEN A. P.O. BOX 25277 924 VINE STREET OKLAHOMA CITY, OK 73125 ASPEN, l., U 81611 MIRIN, BERNARD 4 HABBERSTAD, PAUL P.O. BOX 7681 P"0" BOX 8091 81612 ASPFN (0 81612 ASPEN, l.w ...., HUNTTING, STANLEY R. SPEER, CHRISTINE HUNTTING, MARGARET A. 4655 PLEASANT RIDGE ROAD , P.O. BOX 2894 BOULDER, Co 80301 ASPEN CO 81612 , LARSON WENDY L. NUGENT, THOMAS A. 98 GLENN DEE RD., 19 927 VINE'ST. -ASPEN fÂ·% n 81611 -4 , ASPEN, ,.0 81611 KEMP, CHARLOTTE LEIGH ~ KERR, MICHAEL K. BOYD, MARY LETTA P.O. BOX 7128 P.O. BOX 87 ASPEN, CO 81611 - 4 ASPEN, CO 81612 CARDER FAMILY INSURANCE PARTNERSHIP :vÂ· MOORE, THOMAS P. WALTERS, AMY CARDER - C/O MOORE, TERRY L. 40 MULE DEER TRAIL C/O 102 RAMA ROAD LITTLETON, 1.., n 80127 BEAVER FALLS, PA 15010 h.Â· U....7 LADIN, LAWRENCE L. PILATI, SALLY R. P.O.BOX 11630 3704 MACKEY COVE DR ASPEN, CO 81612 .U PENSACOLA FL 32514-8152 MARCELO, RUEL O. LAPIN, RICHARD M. 4 300 PUPPY SMITH; SUITE 205-204 P.O. BOX 8313 ASPEN, co 81611 ASPEN, co 81612 -V' BUNEVICH, PETER JAFFE, NORMAN BUNEVICH, BRIGITTE 5301 CRACKER BARREL CORWITH ROAD COLORADO SPRINGS, CO 80917 BRIDGEHAMPTON, NY 11932 . . . 0 r 11 1 1 1 1 W lilil / 1 . i 1 1 4 1 ' 14 1 11 1 1 1 11 1 i lili 4 ' li / ir A 1 1! i ,I i U il ~ * i: li 1 -Ii lf' ll 11 11 11 li -" 4 i"j Il |i li~ i~ il --\ d M V 11 P 11 11 ll c 11 11' 11 IN n r A 11 11 11 ji i: ' 1.1 fp i b Ii i! ' 11 b 15 1 il '1 , H 11 li 11 ji . 1. 1~ 1; 11 1. ! 11 1 11 11 1_.1 All I 1 1.: 1; I b li E 1- 6 11 11 11 1 1~ 1: 11 11 1 11 11 I - - 00 111031 - Il El - -0 12 L4 P - - -- 1 1 1 --211 j t 1 - -Of_ L_] a.-1 -=g~ t--_1 t.---WIEZ1 07< 14Â« 1 N g 89< 1:1 1 h! 6> bl 0 08>-7 5, 5, 80 Vr-r 1 2 14 -&_2-21,21_....,-&12Â«..CT_1_2_11 Ililli,it 11 . 1 1; r 'f. U It 11 1 il 1 1 9 1 1/1 1 Iii .1 1 1 1 U 1. It ' 11 11 1 1- 1 1 , 10; 1 1 1; i~ li 14'00~ 44 //41\ 1 1 1 . :1 0 i ' 1 1 1 11 1 1 1 1 9 1/ 11 f 4 Uf :f ; 1 ki / 2==n Â¥ il lili 4 1' il 1, iii lit jili j it i ill, i j i I i 1il!11;llll Â·1Â£!1111 - 1 1 -1 1 1 1 I f i -.1 i J 4 1 !Â£ 11 11.;41 1 , 1 1 - lili:I . ilifil i||:11!ill -1 Â·ilili i 11 1 1 - 4 1 11 f {i , 09< 1Â« 1 N c> 0/Â·e-7 5, 5, 2,v>-T / 42 14..1 0 1 4-r N 62 Kl O *30Â·t 5440Â·Â»Â»1- 1 zy HI b j C> 00 Ngu,Â» .... 1 lilli 1,11 m 1 1 1 1 I i i i 1 1 ~ 1 1 1 1 I i I 1 1 I 1 4 i i i 1 1 1 1 1 1 1 1 1 1 ~ ~ ~ ~ ~ 1 ~ ~ 1 ~ 1 I ~ ~ 1 ~ 1 i ~ 1 1 ~ li ~ ~ ~~ I i ~ 1 ~ 1 L 11 11-111 1 111 1 111 Ill jil 1 11 1 1 1 1 1 1 i 1 1 1 1/1.1 1 1 1 11 I litillil I . - 1 41111111 j Ilh!10/.r. 11 lilid Ill, 1 1 t ;-241/Â·IL .paysill'illh 1111 '' tlit" 1 1 -- zi 1 1 11111 1!Ii!41.11 ; :ing'.16!Hil :ilt:. 1 1 1 ---1 - t- -- f J. ... __ ~F:Â»2 72Â» 6/0---- --f. -- 2ZZL.112EZLEEZ_12-2.- 112-2I1-11::121Uzzllâ‚¬-2._ 45\ 71 a ' 111 1 . 7 6 1 1 , \1 41 1 4 1 1 9 111 ~ 11 21 3 1 8 1 41 1 1 E--1 . . 1 11- 6- 0.- 6 Â« 111111111 L 4 - 1 1 ~'tx iIi 1 1 - i l t 1 I I r'p z 0 ----- - 01 - ill 1 i i t 1 i *-i 1 1 1 4 b_ , 0 1 ; 4-1 4 1 - - 1 1 11 1 1-0 1 1 - a -f> -- P 2 4 14 . 4 8/t 0 *6 1,0 Ll Â£2-061â‚¬ L.V. 1 l.2 43 Ua.,6 ~0 429' u C'V~ , lai w \ 9 + 135 ~ r., ~ ~ GRETCHEN GREENWOOD & ASSOCIATES, INC. / r-- ~ ARCHITECTUREÂ·INTERIOR DESIGNÂ·PLANNING f uy I 63 i 2/4 +- 1 M a K, . U t L.1-.=4:Q:. t*Fic-/ V- 4.4 0 025*'12-- July 12, 1994 Ck> 4(:1 I 4-1 Â£> L.4 21.09>'e i/" d t.jad Amy Amidon, Historic Preservation Officer Aspen/Pitkin County Planning Department Aspen City Hall to i . - late 14 130 South Galena Street Aspen, Colorado 81611 A 41; 4 Ear m, /h Dear Amy: 4-0 U t,4 <494.1 0 0 I have enclosed the application for Historic Designation for 520 Walnut Street. Photographs of the building are also enclosed for your review and records. I have also enclosed the current Building Improvement Survey showing the proposed relocation of the building. This relocation will require a front yard setback from the Historic Preservation Commission. I realize that we must first receive a Historic Landmark Designation for the property prior to submitting an application for a variance with the HPC. I have enclosed 12 copies of the application for the HPC. Do I need to fill out a separate application for the Planning and Zoning as well as City Council? Please let me know the potential schedule of this approval. I would like to be able to put a new foundation and move the miners cabin before the snow falls. Thank you for your help. Sincerely yours, Gretchen Ofeenwood, Architect 201 N. MILL, STE. 207 Â· ASPEN, CO 81611 Â· TEL: 303/925-4502 Â· FAX: 303/925-7490 b . 81.U 8 lll liz,1- . i Q Gretchen Greenwood & Associates, Inc. 201 North Mill Street ~ Suite 207 Aspen, Colorado 81611 303-925-4502 0 0 1 1 - 1 1 1 ---- -- --Ill- --I --- 1 -- .7 - n =lint - 6 00 MIB Iniff1-* 11 - -- -- El - 1-11'L--4 - 1 1,11 1 < ~in--1 -Â° 03 EN - 010 i I .9,0/1, 4.=t--11 SCALE: - ~-__ L--1 f i JOB: DATE ISSUED: - -- - - DRAWN BY: 1 CHECKED BY: REVISIONS: F 1----4 - -1--~ 1 1 1 L - f - EI -4 11 1 -Ii---I- -I---Il..Ill -*I---*---- -I-=.Il --0-Il 69 0 [_1--F~ e 87 2 6.- Â«r--71019 FLF . 1 1011 -- 1 , 1 - 0 C 1 . 8 I. Gretchen Greenwood & Associates, Inc. 201 North Mill Street Suite 207 Aspen, Colorado 81611 303-925-4502 r-1 - 9 V TVT f \ *f cp of 04\ 4\B 6, fâ‚¬Â« 1 0 00. 00 unn ~ Il l lili 0 T 00 4*:111 1 -0 SCALE: # - LE CLU - 10 1 672/i JOB: DATE ISSUED: DRAWN BY: - 1 Ill CHECKED BY: REVISIONS: 1 1 11 1 - 9 / 0Â» 4 -7- 8Â·, > 2>~ -7 1 0 1-xl i Oct Bruning.Inc 74440 Form 7905 Gretchen Greenwood & Associates, Inc. 201 North Mill Street Suite 207 Aspen, Colorado 81611 303-925-4502 9 99 ---- -- - --- - ~ 21 ~ 1 U n E - 0 - -- 1 K 11 1 11 Q 1 lu l - 0 446 - I r--1 "111 1 SCALE:~ JOB: DATE ISSUED: --- - - DRAWN BY: CHECKED BY: | REVISIONS: H o Fz 9 9 0 & 5 V Â»7 1 014 914 1 1-011 d Â·Â·r Oc* Bruning. inc. 74440 Form 7905 '.4.- 246 Gretchen Greenwood & Associates, Inc. 201 North Mill Street Suite 207 Aspen, Colorado 81611 303-925-4502 9 9 91 9 T i 1 1 1 1 1 1 4 - 2-- 0 - 0 4 --Â« r-Â· 18 - H - SCALE: JOB: // --F -----~ - DATE ISSUED: - DRAWN BY: CHECKED BY: I | REVISIONS: U b] 0 6/F 8. > 9. Â«Â»7101~1 2/ fli 6 1 1, /1, 1 Ocd Bfuning. Inc 74440 Form 7905 Gretchen Greenwood & Associates, Inc. 201 North Mill Street Suite 207 Aspen, Colorado 81611 303-925-4502 .' .e 00 .. v Â» v j 1 F -1 9 1 1 1 1 ';31 1 1 1 1 1 - -- -1- el 1 1% 1 1 r 11 1 - -0 - . -- -- - 30 - --MIB /4 1 '11 L OIN - *, 4 20 - 0 Ir--1 40 1,1 01/9 . SCALE: lum .rs. 672 1 - OLOL LEI DATE ISSUED: --7 JOB: - 1-li- - - - DRAWN BY: 1 1 1 CHECKED BY: -- REVISIONS: 1 1 - L 1 - -Â» --- 1- - ---- -1 - I- / I - 0 0 U --7 Â·R-f 8/ 2 6, \4/-7-- 1 0 IN' ' Flt, r 1 L 011 0(6 Bruning. inc 74440 Form 7905 Gretchen J Greenwood & Associates, Inc. 201 North Mill Street Suite 207 Aspen, Colorado 81611 303-925-4502 -* T f VT 9 , ~ 1 1 fiT _-TcF of 0*61 57-114 6. FEr<~1 000.00 1 1 1 - 1 i - 1 - 001 - -- 0 0 00 k--I--UR 33Â« -----K- SCALE 43:1 I 1#&** 16: 6731,1 L O 0-0-0 -- 1 DRAWN BY: JOB: DATE ISSUED: 1 1 CHECKED BY: t' 1 REVISIONS: lili 1 1 ------- 3,/3---------- 4 --- 9----- 900=Â»=-LUU . 27Â» 4 7 8- > E-VÂ» -T- 1 O 1\1 - 2/1,1,11 / It oll Oce 8<uning, inc. 74440 Form 7905 ..1 Gretchen Greenwood & Associates, Inc. 201 North Mill Street Suite 207 Aspen, Colorado 81611 303-925-4502 0 -g.,1.1 .e.%.HT-7-171[ .1.1.1.1.1.1 -~Ii .7 1.11.11 1 IZZLE~ -0 0 --- SCALE: JOB: DATE ISSUED: - -- -- - - DRAWN BY: CHECKED BY: REVISIONS: 1/2 M O Fz /F R 0 > 8,0 v rÂ·'- 7 10 r.4 N ' Gretchen Greenwood & Associates, Inc. 201 North Mill Street Suite 207 Aspen, Colorado 81611 303-925-4502 . Â·F 9 9 9 9 7 VT- - 000 i - I!i 11 i E F III --2- E _ -- 0 . SCALE: JOB: - - DATE ISSUED: DRAWN BY: CHECKED BY: ' | REVISIONS: 11~- *-*--i--Il- -------i--*--M#- *I---Id-'-Ill '----*---*..i n.----- -1-4- - --- 1 W 0 69 E. |~ 9. V/A -7 10 hi K 10.11/1: & 1 t, 0 4 Oce Bruning. inc 74440 Form 7905 ..